People keep leaving and the state pension fund for IL is among the worst in the country.

Also, listen to their Podcasts about funding a deal with low/no money.

I    have a good amount of cash and have access to quite a bit more, yet that isn't enough, even with proof of funds.

- How do you plan to fund your 1st deal?

I had this issue with a bond for deed property here in New Orleans. 

The answer is, whatever you put down as a down payment.This isn't your personal residence, where you are the source of the funds for the DP and the mortgage. 

Get closing costs funded or something similar less money out the buyers pocket.... since they're having cash flow issues.

However to combat that, Your loan in your 401k like a stable value or money market fund when you figure out your overall risk assessment, so you still don’t miss out if the market goes higher.

Both of these loan programs can get you into a home with as little as 3% down, which would give you some additional capital/reserves for improvements after purchase, or a larger contingency/emergency fund, or a good place to start on your next home. 

Read Bigger Pockets’ Finding and Funding Deals by Anson Young.There are many ways like pulling lists from Listsource.com or Driving For Dollars 😉