@Mark Nolan I have because the self directed 401k allows up to 50k to be deposited in a year but I did a rollover and I have a decent chunk in my IRA and once the shackles are off I hope to grow it.

So owner occupied initially is going to be a non-starter.Depending on what product is available you may be able to get a bridge construction loan with an extended rollover to perm which would give you the opportunity to construct and the 1031 and season as a rental before completing what would in reality be a cash out refi and conversion to owner occupied.  

I thought for some reason a change of life event of some sort was needed to roll an IRA or 401(k) over to a new plan, maybe I am adding Self Directing into the 'rollover' thought, which is my mistake?

That said, your cap rate is closer to 9.6%, if the income is a true NOI, which is great if those are NNN leases and you aren't going to have significant roll over anytime soon.

Research “60day rollover” rules.  

If I can convince my GF, is it possible for her to roll over our portion of the profit as an "investment" into another property my business partner and I will buy with a 1031?

I'm hoping that I can get a VA to do weekly ad rollover on Kijiji and then maybe set up a business number for a direct mail campaign.Any suggestions on business phone number options?

@Charlie Shew Have you ever looked into converting your rollover 401k to a self-directed IRA and investing in real estate syndications?

@Paul Kennedy If you are self-employed (i.e. active self-employment earned income separate from your w-2 income) with no full-time w-2 employees, you can set up a Solo 401k and then rollover your 401k funds once you leave your current job.

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.