Unless your refi rate is substantially lower than what you have now, a refi will only drive that performance lower. 

My question is whether it would be possible to get an investment/asset loan (based on the property income/performance not my own credit/income) itself under an LLC and rent it to myself.

Rent--perform some basic rehab to get it rent ready and then rent it out; 2.

You can bet on your tenants being in place over the next year and that cash flow coming in over that 1 year lease, but you can't be sure how the stock market is going to perform over that same time period. 

Here is generally how the strategy plays out: when a sponsor acquires a property, performs a cost segregation study, and takes the bonus election, the portion of the property's value that is allocated to land improvements gets depreciated 100% in the same calendar year the property was purchased.

My name is Marlene Newell, a third generation realtor located in California.

Third, what state capital gains tax rate is used?

But everything must be arms length, IRA owned can't do any work and must use unrelated third party for any improvements/repairs.  

So with that third option of a buyout if we were to want to buy out the third partner is there a specific structure that would be more tax advantageous?

If said rock-star can't perform, is an extension at all possible?