I did find that when I did a rollover from one Ira company to another the banks counted that as income as well as when I did a Roth conversion the next year.

In an IRA?  

Hi BP,We are looking to rollover a sep IRA and a roth IRA into a self directed 401k or solo 401k.

All investments must be entirely by the IRA and for the benefit of the IRA. 

Have you thought of asking someone with a self-directed IRA to lend you funds at an attractive interest rate secured by a second mortgage on the properties.

There are many IRAs that can be converted into self directed REITs. 

Alternatively, if your 401K is leftover from a previous employer, and you can roll it into an IRA, you should consider a self directed REIT (Real Estate Investment Trust). 

If I can invest that money and make a great return, then I'm paying the taxes with future dollars AND I made a boatload of cash off the government's money.In an IRA or 401(k), you get the tax deferral on the amount you contribute, but the government is going to tax every penny of growth on that contribution.

I'm just starting to research self directed IRA's. 

I also have a Traditional IRA.