call your all your credit card companies and see if you qualify for a 24 or 18 month same as cash balance roll over, then pay the balance transfer fee and roll it over to buy time to seek traditional financing.

While not specifically prohibited, many have advised me that you cannot roll over Roth moneys. 

One option would be to rollover just a portion of the 457b plan if the plan administrator will allow that. 

After researching the subject I know I CANNOT roll over the 529 to the roth.

However, the contribution limits don't apply to transfers or rollovers from other retirement accounts.

What are some recommendations for a self directed IRA that I can rollover onto?

These carry a heft interest and if you have no plans to roll over the loan is say 3-6 months, you could find yourself in a pickle

Can you roll over the rest of that depreciation to year two and if so, then what is the benefit over depreciating any more than your cap rate?

By the end of 2 years you should have equity and cash-flow to roll over in to the next deal. 

Hopefully I can persuade my friend to join me in investing, but if not, no big deal...he can roll out of bed to go to work...as I roll over!