So with limited time and a busy and high paying interesting job that I dont want to leave, what are my choices?

An alternative to custodial SD IRA is Checkbook IRA, which allows you to have a checkbook control over your retirement funds just like Solo 401k does. 

At least some of their websites now state that this is not a good choice for someone who does not intend to keep the property for at least 2-3 years.

The choice is the tenants, which I think they like too! 

@Rhonda WilsonYour advice to Bernard is totally off for two reasons:1) IRS rules do not permit IRA funds to be invested in life insurance:https://www.irs.gov/retirement-plans/retirement-pl...2) And two, I totally agree with @Steve Vaughan that insurance policy as an investment is very poor choice for the reasons he described. 

I did a 1031 exchange earlier this year and bought into one of each.I considered buying a NNN property directly, but was told that I'd probably have to spend $2.5-$3M to get anything of decent quality with a strong tenant.I am happy with the choice I made.http://www.rockwelltic.com/

Alternatively, refinance and set aside 10K of that money for those items above.I can see an argument for not holding 10% management back.

What matters is what is agreed to in writing ( whether you read no words, some of the words, all of the words is a choice you made before signing the contract).

Nice choice by the way!

The Vanguard SP 500 index ETF (VOO, i believe)  is a decent choice - it has solid historical returns and low fees.