Although you cannot transfer a Roth IRA to a Solo 401k, the Solo 401k does offer many benefits over an IRA. 

You can also do a cost seg on the property; however, whether or not you will benefit from the bonus depreciation, depends upon several other factors.

Doing it this way you’d each get K1’s come tax time so you’d each get the full benefit of investing in real estate. 

In my county dispossessory filings have continued throughout this pandemic (although at a slower pace).The benefit of using an attorney familiar with evictions is that a formal letter from one sometimes tends to light that fire under a tenant hesitate to vacate quicker than a landlords effort.

I honestly think your house hack option is a good one, but I wonder if you're passing profits for the rental to your partner, I assume the only benefit for you is the added investment capital? 

Is it a college area, if so you would benefit from adding bedrooms to sublease.

One thing you could do that might really benefit you, is to find a small business coach (preferably one that knows the food/drink industry). 

An LLC for holding rentals has No tax benefits whatsoever.

There are five key benefits to investing in real estate and I am sure you have seen this acronym before and this will be review but if not, I find this helpful for myself and I love sharing it with you.I = Income D = DepreciationE = Equity A = Appreciation L = LeverageIncome:  Income In real estate, income is known as "Cash Flow".

You have to know the market and know when you are house hacking in NJ you are getting a huge living benefit that is offset by the high taxes.