I did provide yard maintenance at his request when I first took over the property. about 1 year ago. 

Is there a way to utilize part of my Traditional IRA funds as a down payment on a SFH investment property without being penalized? 

The rent on the property is currently covering the PITI.

I am trying to get a loan to buy an investment property, and they have been contacting me, but I am not sure if it is worth going forward or not unless someone has already done business with them.

We currently have one rental property and looking at building a primary home.

It seems like we could get a down payment for a new, cheaper property and some passive income while also saving the buyer money. 

This is the sum of all the personal property (Car and real estate) in the town.  

I just calculated that the ROEs for my 3 rental properties are 6%, 5% and 1.5%.

I don't reward thieves by handing them more money, but that may be the right answer for you since you aren't sure how to move forward.In the future, you should consider hiring a professional property manager.

Im considering buying a turnkey property from Mid-South Home Buyers.