Get a HELOC and have even more funds available to you. 

I still withhold sufficient reserves for the reasons I indicated.

Invest 25,000 in a real estate fund that expects 20% return in five years.- you have 50,000 to live on for 18 months.

I've heard warnings from Multiple Attorneys about bad practices (co-mingling funds with your personal accounts for example) causing courts to break the veil of the LLC and allow personal lawsuits.  

If I were you, I would hold out for a good deal that provides sufficient funds to set aside AND some cash flow.

The rest is having sufficient reserves so you can weather a storm.How much reserves you need depends on how difficult it may be to lease the building or convert it into something else.

Or are you looking for someone to fund a purchase for you? 

Or am I getting some things wrong.be harsh here that 40k is almost everything we got savings wise. we will have a 5k emergency fund after this. and the current tenant leases are up so I would have to start fresh tenant wise maybe hire property managment and just pay out of pocket for themIt looks good from a newbes eyes but I want to hear from the pros

I also have some funds I was going to contribute to a self-directed IRA to do the same.I am having a very hard time finding a good company to work with.

I am in escrow on a 4 unit building here in SD using VA funding.