We currently have IRA Services Trust and it's been working on the very passive deals, although I find them slow to respond.

I'd like to invest in an IRA for them and help think about college now while they're small.

@Jarrod JoplinHey,We sold our stocks in our Roth IRA and invested in an apartment complex. 1031 exchange is a term used between real estate deals.

IMO, there are other clear factors for which the PM LLC would benefit me, such as converting the rental income from passive to active and making it eligible for the IRS Foreign Earned Income Exclusion as well as a Solo 401k and SEP IRA, while this would add the self-employment tax, it would drop my taxable income considerably.

Purchase price: $395,000 Cash invested: $150,000 Construction loan funded using my Self Directed IRA...1929 Bungalow/Cottage2/12102 sqftInvestors will be digging out the basement ~2 ft and adding 3 BDR's and another bath.ARV = =$700,000Final product will be a 5/2, fully remodeled from studs along with landscaping!

We also both have IRAs that are technically a retirement vehicle in each of our names, but we are ear marking that money towards our kids college sicne you can pay for college from an IRA without penalty. 

Maybe tax deferred if they lent from their IRA or other....

generally make a few  a year out of their IRA etc.

I live in South Carolina, own my first home (3 years into a 30 yr mortgage), full time firefighter, debt free (except for mortgage), and have a Dave Ramsey approved emergency savings and reg contributions to a Roth IRA.

@Chris Semklo I would go with a title company all day long; they are already involved in the process, I know my SD-IRA custodian offers 1031s, but not sure what the proposition of a QI is vs a title company is.