I want this to be a vehicle for my wife and I to gain financial freedom and grow a portfolio to support the lifestyle we want when I retire. 

I have pre-qualifications questions but they revolve around number of occupants, household income, vehicles, pets.

And take advantage of every way to reduce expenses. ...The price of cars and trucks is skyrocketing, because car manufacturers are losing money on EVs and raising prices on gas and diesel powered vehicles to make up the difference.

You have fixed expenses for office, vehicle, insurance, equipment, marketing, license, CE and like 30 other little things of let's say 10k a month.

A South Korean company that supplies Tesla is inching closer to a transformative project - codenamed "Project Motion Forward" south of Austin that could make the company Buda's largest private-sector employer.Futronic's potential project is part of the continued "Tesla effect," referring to how electric vehicle suppliers have flocked to the region in response to Tesla's mammoth presence in eastern Travis County where the Elon Musk-led company has a huge factory and headquarters.

Beneficiary would receive current balance at time of death IAW Roth IRA rules.All sounds good but I’m not familiar with Athene’s possibly non stock investment vehicles.  

You can increase your net worth by investing in assets that appreciate instead of spending your money on vacations, expensive vehicles, designer clothes, and other luxuries.Cut unnecessary expenses: Many people spend more than they realize on daily expenses like eating out, buying coffee and snacks, unused subscriptions, and other things.

Should I open a separate HYSA or similar vehicle to park additional cash reserves and or taxes set aside from prior projects?

There's not much to build with these properties.One metal building for lessees to repair their vehicles. 

So you are just choosing one retirement vehicle over another.You can also consider rolling the 401K into your new employer and take out a 401K loan if your employer offers the option.You would normally be eligible to take a loan of the lessor of $50,000 or 50% of your vested balance which would be $4,500.Best of luck