Plus I would have equity in one rental I could take out for other ventures. 

Sorry I am venturing from a different side of the industry over to this end .

If you already have it under contract maybe you can lineup a cash buyer & turn that issue into a capital gains venture depending on weather you purchase the property right recommendations is 18% below the current market value.

For the last 3 years I have also run a part time woodworking venture.

I'm venturing into a new town in Hudson County for my next project, and I'm wondering if we have any WNY pro's to point me in the right direction.  

Here's the scenario:My mom has an IRA and we have talked about her becoming involved in investing in my ventures.

Anyone else from NYC venturing to this area of PA?

This involves no risk of your own money Use the cash from your agent ventures to fund investing decisions that will not be based on the emotion of getting laid off. 

Without knowing the location of your leads, based on price alone, I'd venture to guess those properties are in Whitehaven, Frayser, Orange Mound, or North Memphis.

I wish you luck on this venture.