No custodian required.I have a self directed ROTH IRA and I don't file taxes.

See, he is considered to be a "Disqualified Person" to his IRA and the IRS rules clearly prohibit any personal involvement in IRA transactions.

A self-directed IRA would allow your mother to diversify these funds, but as has been noted, any intersection with you as a disqualified party to her IRA would be in violation of IRS rules.If you are well networked in real estate, I am sure you could help your mother find some private lending opportunities that make sense with other investors. 

This means that the lender does not have any recourse agains you personally nor your IRA, the only security for the loan is the property itself.

@Chris Williams  I believe that you are talking about the distinction between a traditional IRA and a Roth IRA. 

Hello Parth,We rolled our 401K into a self directed IRA for real estate. 

I've already learned a lot from the old podcasts and from some discussions on the forums.I've been investing with my SD IRA (CamaPlan is a great custodian, I have no financial interest) since 2012, in my business since 2014.  

Above/beyond what I'm putting away in 401k/IRA/529/taxable accounts, I want to invest $200K/year for the next 7 years. 

In the mean time, one of the podcast said if you have a little bit of money sitting around, at least open a ROTH IRA, so I did.

If it's a previous employer then, you should roll it over to a Self Directed IRA, and investing in notes that way is a good idea.If current employer, you would need to repay the loan in full if you chose to leave or are terminated.