Others are good at stocks and bonds.

Stock market is risky right now, thanks to current politics.

Although I was just told not to put too much stock in to GreatSchools, SchoolDigger, Niche and others reviews. 

All my previous investing has been with stocks. 

For the down payment I can sell stocks and pay cap gains, (which I don't really want to do) or cash out refi our 1) primary or 2) long term rental (or 3) Both).

These assets may include stocks, bonds, and real estate other than the property being purchased.

I stock pile these items when on sale to use at a future date.

Depending on the custodian, they may want to see the LLC amended to reflect the Roth IRA as the member.The lenders would likely want to re-do the loan paperwork as well.At the end of the day, whether the investment asset is stocks or real estate, the concepts and benefits of a Roth conversion are the same. 

I have been investing in the stock market for about two years now.

You exchange into a property that is later contributed to the REIT for a membership/ownership/stock interest.These are all pretty awkward for a reit to invest in with small investors.