I am trying to be as honest as I can in this scenario because the tenant in the duplex I just acquired (roll over lease) got a dog without permission and against his lease.

@Jordan EdgeIf you are self-employed with no full-time w-2 employees, you can set up a Solo 401k & rollover funds from a non-Roth IRA as a tax-free direct rollover and then invest in real estate.Solo 401k vs.

Please note that you are obligated to pay back their 401k (regardless of the performance of your real estate investment).Per the loan offset rules that went into effect with the 2018 Tax and Job Act: if you leave your job and the loan is current at the time you leave your job but then the loan goes into default because you left your job, you will have until your tax return deadline (including any timely filed extension) to make the loan current by depositing the outstanding balance into an IRA (and thereby avoid the taxes and penalties that would otherwise apply).If you are self-employed with no full-time employees & you can rollover the funds, you could set up a Solo 401k, rollover the funds and take a 401k loan from the Solo 401k.In this case, you would purchase the property with the proceeds of the loan.

That makes accessing the capital a little tougher -- you can't just sell and roll over the profits; you'll be doing a HELOC or cash-out refinance.

@Luka MilicevicIn all likelihood, your savings is trapped in that employer plan until such time as you change jobs, at which point you can move that savings to a plan of your own choosing.If you rolled any savings from a prior plan into this plan, that may be accessible for rollover.If your company plan offers an "in-service distribution" and you qualify based on age, years of service or some other factor, then that would also provide the opportunity for a rollover. 

Don't do a rollover.

Generally, you need this to assess a market cap rate for an office building:-Occupancy rate (current and historical) for the premises and the surrounding trade area -Expenses as a percent of gross scheduled income-Rental rate PSF for each space (ideally they are at or below market) -Age/class of building-Quality of the location -Rollover risk -Lease structure (full service vs. modified gross vs. modified triple net vs. absolute NNN)-Credit of tenant(s)-Supply/demand for office space in the current market A ton of factors need to be properly evaluated to assess value in any given market.

There is not max or min loan % but I need to roll over all the funds held by the intermediary in someway (legally), otherwise some or all of the tax exchange will not be tax deferred.

You may also be able to get banks willing to offer rollover options or ARMs.

As long as it is a "direct rollover" trustee to trustee or custodian to custodian, you can do that as many times as you wish.