Should you decide to flip properties using your retirement funds, you may want to look into the Rollover as Business Startup 401k (ROBS 401k) as it will not subject your retirement funds to UBIT.

I presently have a self directed traditional IRA thru institution that . I have heard there is a self directed IRA for real estate investing. Is this something I could utilize now. We are just getting our feet wet lea...

Rollover into their purchase of the home? 

I have spoken to a rep at this company: https://ndtco.com/    and he assured me that I would be able to buy a property once I completed the rollover of funds so long as I created an LLC and paid my annual fee of $335. 

I see some smaller firms can do this easily but they have higher fee and I need to roll over my current plan to theirs which is a hassle

I have created an LLC and I am looking to roll over my 401K from a previous employer.

Is there a 1031 rule that limits the number of parcels (sold a single transaction) that one can roll over to one larger multifamily property?

Any earnest money or expenses such as inspections may not be paid by you or a disqualified person to your IRA.It typically takes 3-4 weeks to setup a plan, and that is assuming you have the ability to request a rollover early in the process. 

Basically you would rollover your IRA (Roth or Traditional), 401k or HSA to them, then it would be invested in real estate or other passive income options (of which there are many).

my account does have a restriction wherein i'm unable to take out a loan against the plan for a property outside of california (my home state). my intent is to invest out of state. in your experience have you ever had anyone roll over their roth ira funds into an escrow, perhaps?