There is an unfinished basement which will likely be permitted to convert into an ADU but might trigger the installation of a fire sprinkler system ($30k).

(Say on the initial purchase if someone is buying right now).3) I can lock in a guaranteed better rate now and enjoy the lower monthly payments now, and only pay maybe 1 or 1.5 points instead of 2-2.5 points later when I have to hope that rates come down again.4) This also saves a lot of time which is an important consideration as some refinances can take 30 days and a lot of paperwork gathering and headache etc.Again, my thoughts on this largely revolve around risk aversion. 

I appreciate your data, your consideration of all of the issues, your capacity to be self-reflective and recognize the imperfect choice of the far better plans and proposals, your professionalism with presenting your perspective and your willingness to share your point of view.

Please see more below:Solo 401k vs Self-directed IRA:A Solo 401k has several advantages as compared to a Self-Directed IRA including the following which specifically apply to your situation:Unlike a Self-directed IRA, you can have the account for the Solo 401k at a bank or brokerage that does not charge maintenance fees and where you will have checkbook control.Unlike a Self-directed IRA, if you use leverage (which must be non-recourse financing in either case) to acquire real estate with your Solo 401k the income will not be subject to Unrelated Debt Finance Income taxGeneral Considerations Re Investing Retirement Funds in Real Estate:1.

The risks, such as triggering a "due on sale" clause and complicating your taxes, often outweigh the benefits. 

It's just that those potential movements will be based on other considerations (chiefly, incoming economic reports) and NOT on the Fed's rate cut.To make matters more confusing, it's important to remember that Fed policy still has a tremendous impact on rates, but that impact stems from the Fed's words and quarterly projections.

Complete inspections before the end of the identification period.Replacement properties closed before the end of the 45-day identification period.1031 ConsiderationsBelow are some 1031 exchange considerations that you should be aware of:Before listing the relinquished property, select a 1031 exchange agent.

Seasoning and vacancy are a consideration, but a DSCR lender should be able to consider those items accordingly. 

@John Bertolon we’ve noticed over the years that any decent rent increase triggers “stupid-trip” repair requests, change of owners or not.

Thanks for all the info and for coming to the community with your question.One consideration is the tenant laws in each state since you have the opportunity and interest to invest in multiple places.