But in California, a person/company can not charge that type of % and would be considered predatory lending and is illegal. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.The site has quite a few tools that can be helpful for new members.

Besides a few YouTube videos that don’t explain much lol @Spencer Gray thank you, that’s definitely helpful :) what would you say is the best way to go about finding syndications to invest in through BP like you mentioned ?

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.

Or use Lending Club or something like that.   

If you can't get fannie or freddie financing on it, ask around to other investors in your area be it through meet ups or BP for portfolio lenders that can lend off the asset and not your personal financial situation.

I do not want to use my self directed IRA to directly buy real estate but can I establish my own hard money lending company and borrow money from it at 10% interest rate to buy real estate? 

but banks can certainly do it on non owner occ. they draw a big red line around areas of foreclosure clusters and wont lend there.

Personally, I have good credit, but if the LLC is new, the bank don't look at your credit (pls correct me if I am wrong); and therefore will not lend me money.Is buying under your personal name and quitclaiming to the LLC the only way? 

The alternative is to partner up with experience and bring the funds in.Here're some of the options you have for #1 above:1) 1031 into NNN as you mentioned 2) 1031 into DST (pretty passive)3) 1031 into a syndication as long as it is done via TIC (tenancy in common structure)As for #2 above:You can potentially buy MHP or MFH but again either you need to learn how to do it first or partner up with an experienced investor.