Hence why, IMHO, the seller shouldn't just roll over and take a settlement the LA negotiations with the "buyer".

Memphis, so far has worked out great, no tenant rollover yet, but lease renewal.

Between my USAA Roth IRA, TSP Roth (which I will rollover once out of military), and everyday investing/saving I am putting roughly $1,039/month. 

You will want to work with a professional provider to help you implement the 401k plan trust, establish an appropriate trust-held bank account and then rollover your wife's prior 401(k) funds. 

Contributions are great for tax benefits, but control is more important if you want to roll over and start investing right away.

It is more of a turn-key investment, less limitations (you just can't loan to any disqualified party such as kids, parents, or any linial decedents)You can certainly self direct your HSA as well, but many employer contributing plans administrators do not allow roll-overs so that is something you would have to find out (similar to 401k' plans)There are also self administered 401k plans which are even more beneficial than a SDI as well as your ability to create and operate your own pension plan with employer (your own company) contributing and the amounts of funds which can be contributed each year far exceed the SDI which is limited to $5k annually for single people, 10k annually for married couples filing jointly and $12k annually for married couples with the "catch up" provision.Another option is to create your own SDI from a SEP IRA.

Generally, If you were separated/terminated, you could do tax free rollover and accomplish what you were trying to do and defer taxes, not avoid. 

For the last 5ish years, there was at least one rollover tenant year-to-year.The tenants fully moved out this year and are sending me messages demanding their full security deposit back because they’ve been great tenants and always paid their rent on time.

@Marzel Hurbs,One option you have is to rollover this account into self-directed IRA so you can invest in real estate and other alternative investments. 

Following are the similarities and differences between the solo 401k and the self-directed IRA.The Self-Directed IRA and Solo 401k Similarities Both were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions; andBoth are prohibited from investing in assets listed under I.R.C. 408(m).The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (IRA LLC) must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2016; the solo 401k contribution limit is $53,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)