Rolling annuity into self directed IRA

[Alex Shaughnessy]

My mom has an annuity w/ about 40k. She is telling me that is my inheritance. Its currently in a fixed annuity and can barely keep up w/ inflation. I want to use those funds for a deal. I am new to the self directed IRA thing

1. Can her existing annuity be rolled over into a self directed IRA w/o issue?

2. Would it be better to fund the deal as if I was her or use the funds as "private money"?

any feedback is appreciated.