I'm positive you will find a funding source there. 

Use cash to fund new FHA loan.3) Refi-Cashout into a new FHA Loan (if there is equity and if the numbers look right)...

Im wondering how much to invest in my Roth IRA and SIMPLE, HSA, vanguard index funds, and how much to leave in cash and set aside for buying a rental property.

I have looked on Costar for individuals who have done 1031 Exchanges, peeped at alternative websites who act as either a brokerage or glorified listing service, called into my local networks, sifted through hedge fund managers, etc.  

I have a down payment and a fund to live on for a bit set aside, however I have no current income.

I have been doing some reading on a Self Direct IRA for which an individual can take their 401k funds and move to a Self Directed IRA in order to purchase an investment property. 

Corporations will be repatriating overseas funds and expanding, which will be a positive impact over the coming months and even years. 

I am looking at getting an FHA or VA loan to fund the property with the low to no money down financing (since most lower end homes will be 300+K, so that means 60+k down payment).

I just funded a 54 lot subdivision on FLA last Oct..

Depending on what your long term goals are, you might be better off investing in a mutual fund.