The biggest differences.1) With a rollover into Opportunity Fund you don't have to roll the principle in unlike that of a 1031.

But once you’re running numbers on a specific property, those published averages are like background noise, what really matters is NOI, lease rollover risk, and your exit assumptions.And this is assuming you’re looking at multifamily, since cap rates get talked about a lot there.

I agree with the approach being sound assuming your plan documents allow for rollovers (which they should - but just make sure). 

I can roll over the depreciation to offset my gains later on, but is there any benefit for me to do cost segregation and maximize my early depreciation if it's not going to matter until I sell?

If you’re doing a 1031 into a TIC, get the lender’s TIC requirements in writing before you start your identification clock so you’re not scrambling inside the exchange timeline.Underwrite the real estate as if there were no TIC—cash flow durability, DSCR, rollover and lease exposure, realistic rent growth, capex, and exit cap assumptions—and then underwrite the people.

Underwrite the real estate like you would if you were buying it yourself: market rents, rollover schedule, tenant credit, capital plan, property condition, environmental, and local supply pipeline.

You also don’t really need to worry about a 1031 here, since there isn’t a gain to roll over.

They certainly don’t want 20 people on title but if you show up with $500k or a million you want to roll over from a 1032.  

When you move money from a 401(k) to a self-directed IRA (SDIRA), it’s called a rollover.

Stay a year a two and then move out and put your unit up for rent as well....Also, if you have older 401ks left with prior employers, see if you have enough in those to cover the down payment by doing a qualified rollover to a SoloK.