Presume standard annual 401k/IRA are maxed.

Cornelius,The answer will depend on the state of your IRA, but the bottom line is that the IRA is the purchaser on the transaction.If you already have a self directed IRA held by a trust company, they can help you with the paperwork they need.  

This house happens to be currently ownded in a self-directed IRA. 

An associate approached me with a lead that I would like to purchase within my IRA.

She and my IRA would own a certain percentage of the property and share in profits or losses.

You also need to decide which plan (SEP if 2022). w2 income was 400 k so I capped out of SS, as i understand I owe now only a Medicare tax 2.9 + add Medicare tax, i have both SEP IRA and a solo 401k account opened for LLC, hopefully this provides more clarity to my question, will appreciate further guidance.

I ask everybody that I know if they know anyone who has a 401k or CD or IRA or any retirement money that they want to get a great return on.

An alternative to that would be to transfer your 401k into self-directed IRA or truly self-directed Solo 401k plan as Ned mentioned, then you can invest in real estate and other alternative investments tax-deferred (or tax free with Roth).

My hesitation to a self-directed IRA is I don't know the different funds to move the money around in.

IRAs are different.