private are just that usually someone you know that wants to use IRA funds.. does not do it for a living etc.HML is a business  many call themselves PML to give the illusion that their rates could be lower or qualifying is easier. 

I often do these transactions and buy Tax liens that turn into rental houses in my self-directed RIOTH IRA.

Will you max out a 401k ($23.5k between civilian and TSP and acquire all company/gov't match) then move over and max out a Roth IRA ($7k) then have enough to pay your mortgage and invest in every RE deal you have that year?

What companies do u recommend for an IRA to a Roth conversion?

Can we combine the DST strategy with retirement vehicles (Solo 401k, SEP IRA, Traditional IRA) to shelter more of the proceeds, or are   those completely separate lanes?

I have only invested in the "traditional" way with 401K, IRA's HSA's & etc.  

Currently working in tech sales and have just been investing in the standard retirement accounts (401k, Roth IRA, HSA).

I did not buy them with an IRA.  

I believe the 401K/IRA "managed investment" rip offs should be outlawed.

Their rates are good but boy, they looked at my financials and ask some funny questions such as asking for proof that I could withdraw funds from my SEP IRA account, and that I need to provide documentation to verify that  this employer sponsored retirement account allows for funds to be withdrawn, or if withdrawals could only be made in connection with the borrowers employment termination, retirement or death etc. everyday they sent me something new to answer.