Finding money is nearly impossible for a small business when you write everything off and wondered about trying to raise money through crowd funding?  

My initial goals in real estate are simple: 1) learn as much as I possibly can 2) find and fund my first deal.

Could I still decide to walk away with my earnest funds?

I have $10,000 in emergency fund and don't want to touch that.

The place needs a lot of cosmetic work, but is essentially solid and we want to buy it with IRA funds, and then use it as a rental.

I could also use transactional funding if necessary.Personally, I wouldn't do what you are suggesting with just an option.

You wont wake up one day and fine your mutual fund has decreased to Zero!

Even if you're funded elsewhere, a new roof, driveway, furnace, etc, would TAKE YEARS to ROI if at all.

They should also be willing to provide proof of funds.  

So for my first potential I am thinking about refinancing my primary residence just NW Atlanta so that we can have the down payment on a slightly bigger home as well as pay some debt off and establish an emergency fund.