With your schedule it would be beneficial to find a way to invest passively or semi-passively by either lending to an investor who is doing things in your market, or through an established online platform or fund that you invest in completely passively.

@Jeff Fountain Cash out would be good option if you want to use funds right away which you will cash out otherwise paying mortgage on something which you are not using won't be worth.

You need enough cash to cover the down payment and closing costs plus reserve funds.

Hello @Leah Hill, From the figures you shared, you would be able to use these funds more effectively than your current home if you like being a landlord and having investment properties.

But then the hedge funds found out our dirty little secret and started bidding them down to ridiculous rates (i.e. 0.25%).

For those of you who have been doing this for a long time or have experience/inside knowledge, if you had $100k, where would you put it, spend it, use it at this point in 2018 to grab some great funds or gains? 

Maybe you can considering pooling in funds in this LLC and then purchasing property cash with each ones roles & responsibilities clearly defined.

This means less money out-of-pocket to fund a deal, technically.Ultimately you'll have to weigh the costs of maintaining that license like was mentioned above me. 

You are a disqualified party to the IRA and may not transact with the IRA or co-mingle funds as you have.Find yourself a tax attorney and be prepared for a big hit.

Find  a partner who has a wheelbarrow full of capital that you can plow into a deal  and show their funds as your ability to close ( assuming they are good with it.... ) Good luck .