You need to first set up the IRA (ideally using a company that specializes in this) and then work with the IRA and 401k custodians to accomplish the rollover.If investing into a real estate in the SDIRA it is generally safest to invest into long-term hold real estate (e.g. long-term rentals) and avoid any active income generating activities such as flipping, wholesaling, Short-term rentals, etc. as these active income activities risk your IRA getting hit with UBIT (Unrelated Business Income Tax) which can quickly rise to a 37% tax on the income.Additionally, you will also generally want to avoid investing into anything in the IRA using debt or that is otherwise debt-financed because debt-financing in the IRA is considered UDFI (Unrelated Debt Financed Income) which can also trigger UBIT on at least a portion of the income from the debt financed asset(s).You will also need to be very careful about avoiding having your IRA engaging in "prohibited transactions".

There's no randomness in investment, everything is almost predictable in high degree of accuracy.Since interest rate has been rising for 400bps, it's expected now that the general return for equity investment would reduce for 200bps and debt investment increases by 200-400 bps.This is why folks like Jay also mentioned to start investing at debt rather than equity, as most investment (either as debt or equity)in next 5 years or so would generate almost similar return which is 8-12% IRR.

I am trying to learn as much as I can about raising capital and building an investor first structure with no debt or GP fees to siphon of capital before lp sees returns. 

Private debt or family offices that like cash-flowing multifamily are usually the next step.

I don’t like heavy debt or fee-heavy deals where someone gets paid before the property performs.

"A BANKRUPTCY judge granted a motion TO DISMISS Van Gundy's bankruptcy case in Sept 2022 because she had NOT complied with obligations as a debtor under the bankruptcy code. 

Clients of mine that live on cash flow have either zero debt or very little.. 

If you can garnish, Florida allows you to take up to 25% of disposable income unless the debtor qualifies for certain exemptions.Thanks @Berenger Greer for the details.

They'll take a large portion (30-50%), but they deal with the hassles of finding the debtor and trying to garnish wages or seize bank accounts.

Often it never comes to that because the lien ends up making it difficult to sell without getting it cleared, so the owner either pays the debt or files to have the lien nullified.