I'd like to roll over some of my traditional ira into a self directed one. 

Joel, I'm looking at a medical bldg. for 3.1, I have 1.2 to rollover from a 1031.  

Would the deposit originally paid rollover or could the GF contest and say she paid half, etc?

In order to roll over ANY of the gain you would have had to use a Qualified Intermediary such as @Bill Exeter for a 1031 exchange.

On the other hand, if you want to flip properties and actively do work on the properties, then it will be deemed a business and thus the rollover business startup 401k (ROBS 401k) may be a good vehicle for you transfer your former employer 401k into.

they are doing a roll over and will not have access until july. that why they want a short term loan

After two years, all of your CD will terminate (make sure they do not roll over into a new CD). 

All, thank you for the replies.I am a landlord and do have holdings in both personal funds as well as an SD IRA....and finance some deals too.My question was more on a 401k rollover.  

It's also ok for you to be employed elsewhere, even full time, and still have a Solo 401k.Yes, as far as the Solo 401k is concerned, you can rollover or transfer a portion of your existing retirement accounts and use those funds to invest in real estate.

I usually have clients rollover their 401k monies to a self-directed IRA then they are free to invest in rental real estate anywhere in the world.