For note buying, I'm planning on rolling my traditional Roth IRA into a self-directed Roth IRA LLC. 

@Daniel DietzIn your scenario #2, the income received by the IRA would be 80% debt financed. 

thanks Ira Ashton, i will definitely let you know when I need a GC

An alternative to that would be Checkbook IRA (aka IRA owned LLC), which would allow you to bypass the custodian and control your retirement funds with the checkbook. 

While within the IRA that money needs to be deployed at arm's length and exclusively for the purpose of growing the IRA, it is also tax sheltered. 

I have 90K or so in my TSP.I’m interested in using it more effectively.I currently have one rental property.I don’t currently have a real estate investment LLC, but I’m thinking about making one.I don’t currently have a self directed IRA, but I’m thinking about switching TSP into one.Would you:1) Roll it into a self-directed checkbook or real estate IRA/LLC?

Is a Roth IRA only able to convert to a self directed IRA, rather than a self directed 401K?

That said:Some ideas-Depreciation bifurcation, IRAS,401ks, ESAs, HSAs, defined benefit programs, do deferred maintenance before end of year. 

I have significant amount in my IRA, but am not of retirement age.

I’ve seen parts of this question answered, in previous threads, but looking for a more comprehensive answer/advice.Quick background, I currently work a W2 job, have my real estate license and practice general brokerage on the side, and will be using some excess cash I’ve been able to save to invest in small multifamily (1-4 units) real estate.Aside from those factors and getting to my question, I have a 401K from a previous employer, pension from that employer, and small personal IRA (Traditional) which I would like to rollover into a SD IRA or Solo 401K (if I qualify) to passively invest in MF Syndications.Total rollover would be approximately $70K.What would be the best way to do this, SD IRA vs.