You perform your transactions the same way you would if you were to invest outside your 401K.No Custodial Fees - Since there is no custodian, there are no transaction fees or maintenance fees.

Owning real estate inside any type of IRA is profitable for the Solo IRA custodial holders.

Parents that dumb/dangerous should not have custody!

This is becuase the IRS and other regulatory bodies came down pretty hard several years ago on SD IRA custodians who custodied Single Member LLCs.

As long as you do not have any full time W2 employees, you are eligible for the plan.Compared to an IRA, Solo 401k contributions limits are roughly ten times higher and unlike the IRA, there is no custodial requirement for the 401k.

Its complicated, but it has everything to do with custody of my child and keeping her in the same school.

Ouch.How to avoid this- have your attorney involved in your due diligence process and know your seller and chain of custody.

NuWireInvestor.com has a list of custodians by assets under custody and TPAs noted as such. http://selfdirectedira.nuwireinvestor.com/list-of-...You can call pretty much anyone on that list and they can give you a step by step as to how the process of making an offer and signing paperwork works.If you are looking at using retirement funds to invest in RE, but you are not 100% comfortable with the process (after speaking to a custodian), I would suggest taking a loan from your current 401k to use for RE investing.

how to contact tenant in custody?

If you wish to put additional funds into your IRA owned LLC it has to be done in two steps:1) Make contribution or transfer funds into your IRA custodial account2) IRA will buy additional shares of the LLC.Note, you can not contribute or rollover funds directly into the LLC.