Or you could just leave it there, go military on that debt over the next few months, cut your lifestyle in half, no spending, no entertainment, no luxuries, just paying down debt and eating peanut butter and jelly sandwiches, and improve your position that way. (99% of people won't do this, and I can't blame them)I currently moved funds from a Rollover IRA into a much more liquid position, for any opportunities in the near future.

Obviously, if you are still employed where you 401k is, they would have to allow for this through an in-service rollover. 

You may avoid the taxes if you deposit the funds in an eligible retirement plan (which includes an IRA) within "3 years and a day" of the date of the COVID-19 distribution (note: compare to a 60-day rollover).

@Craig LesslerDoes the withdrawal has to be payed back to the same plan or could you use that exemption to pay it back to another QRP to create a backdoor rollover?

You can then perform a direct rollover from a Traditional IRA to your newly established Solo 401K.I lost you on your next point...

Please see additional considerations below.If you are eligible to set up a self-employed Solo 401k (or have a 401k plan through an employer which accepts rollover contributions and allows for 401k participant loans), another alternative which would avoid taxes and penalties would be to transfer your funds to such a 401k plan and then take a 401k participant loan.

@Jayson BellYou can rollover funds from a former employer plan to either a self-directed IRA or Solo 401k (if you qualify) to invest those funds in real estate.There are certain advantages of setting up a Solo 401k instead of a Self-directed IRA (if you are eligible to do so).

@Jingru SuiYes, you can rollover a Roth 401(k) over to a self-directed Roth IRA.

You could rollover or transfer to a self directed IRA, the funds stay in a qualified retirement account and then your SDIRA would purchase the property.

For costs associated with unit rollover like new flooring or dry wall repair, are you placing those in your OpEx (impacting NOI and sale value) or in CapEx (not impacting NOI and sale value).