I'm employed full time with roughly 45k gross income, have about 20K in savings and 260K in an IRA that I could roll over to a self directed or solo 401K.

If the property can't be occupied right away, then you can roll up to 6 months of mortgage payments into the loan to allow for the work to be completed.

C Corp & use a ROBS (roll over business startup)- Expensive setup and yearly costs but unlocks my IRA funds to create one large pool of capital.  

It's a big roll of the dice, but what isn't?

I was really shocked when the live videos were rolling and the landlord letting the media have full access to this property and dig around. 

It is being phased out over seven more years but I've found that if you found a seller who is unaware of the roll back in taxes or that they can put structure in place to reduce commercial rate on multi-family to residential rates that you can buy a property and generate instant appreciated value based on the lower operating expense and higher sales value.I think the Quad City (Davenport, Bettendorf, Rock Island, Moline) market is a great place for an investor to find some good deals.

He just wants to get the ball rolling on getting one in, and be a part of the process.

Keep in mind, though, that you usually only can roll over your 401 if you no longer work with the company or something. 

On your primary residence, there is no Taxable gain to roll over......it's tax free, so no need to "roll it over".

I have really never seen a county health department roll over if a system does not meet their approvals.. but again I might be missing something.Just think about people that had to tear homes down in the Gorge because the Gorge commission came back and said they built in the scenic area even though they got permits.. those cases were litigated to the tune of Hundreds of thousands of dollars of legal fee's.