My fear is that on the 9th I will only receive part of the remaining rent and then unpaid rent may start to roll over each month.  

If the answer is yes, then rollover all funds to Vanguard (or Fidelity).

Do I have to leave my current employer to roll over my 401k to a SD IRA?

The only unreasonable thing you did here was roll over for this tenant.

See more at the following link: https://www.biggerpockets.com/forums/51/topics/679...Please see the following regarding general considerations with regards to investing retirement funds in real estate: If 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.

I am a real estate investor who has decided to roll over on a little more than 5 million in homes.

I’m about to roll over a 401(k) to a SDIRA and I’m wanting to use funds to renovate a rental property that I already own that is in dire need of repair before I can rent it again.

With my LLC I just have it roll over to my personal taxes anyways, so there's no difference on the tax side as far as I'm aware (I'm not a tax professional though)

A seller carry back won't give them the cash for the rollover. 

I do have a few accounts available and I think it's fairly easy to rollover into a Self Directed IRA using a custodian.