Not mentioned in the post is the % of ownership by IRA(s) which may be a factor -have the CPA check the “plan asset” rules.

That being said I've also had my self directed IRA custodian or the third-party servicing agent hold them depending on the transaction. 

My question is related to private investors, we have friends interested in investing that fall in one of the three scenarios:- some of them have cash - some have equity in their homes - some have money in their retirement accounts (401k, IRA, etc)We want to take advantage of all 3 scenarios, with the cash one is easy since we can just offer a fix percentage per year, payable once the property is sold, for the months we used the money.

I max a 403b and traditional IRA...is there a way for me to add my duplex rental income to a pretax retirement account without treating myself as an employee?

( i researched online, SEP IRA funds should be "pre-tax"? 

My Roth IRA was up 25.6% last year. 2) Invest in local real estate in a market I know.

Likewise, anyone can buy a property from an IRA (the same restriction above would apply). 

You are correct - if she lived and owned the home for the last 2 years - she is eligible to exclude $250,000 of gain from the sale of her home.I am not to familiar with financing for the elderly...but if she does not make a lot of money; she might not be able to find a bank that will do a cash-out-refi.Does she earn money from a retirement account(401K, IRA, etc) and social security?

We have built wealth through both investment strategies in our self directed IRA.

I am trying to figure out how to find self-directed IRA events in Miami, how to look for them because I cannot find any information on that.