✅ Self-Directed IRA Real Estate Rules (Must Know Before You Invest)
The IRS actually allows SDIRA real estate investing — but they enforce rules to prevent abuse. You can read them directly on the IRS Prohibited Transactions page, but here’s the simple version.
✅ No "Self-Dealing"
Your IRA is a tax-advantaged investment vehicle — so you can’t use it for personal benefit. That means:
✅ You can’t buy a property you already own
✅ You can’t do your own repairs (that’s considered providing “services”)
✅ You can’t live in it (not even “just for a weekend”)
✅ You can’t rent to your kids or parents
✅ Translation: Invest through your IRA like a CEO — don’t touch the property like a handyman.
✅ No Deals with "Disqualified People"
Under IRS rules, your IRA can’t buy from, sell to, or partner with:
You
Your spouse
Parents, grandparents, children, grandchildren
Any business you or they control
✅ BUT — you can partner with other investors on deals if properly structured. This is how SDIRA real estate partnerships are done legally.
✅All Income/Expenses Must Flow Through the IRA
This is where most people mess up. Every check — rent, earnest money, rehab payments — must flow in and out of the IRA, not your personal bank account.
💡 Pro Tip: Work with an SDIRA custodian. You don’t pay bills — they do. Your job is to direct the deal, not push checks around.
✅What Can an SDIRA Invest In?
With a self-directed IRA real estate strategy, you can invest in:
| Allowed ✅ | Not Allowed ❌ |
|---|---|
| Single-family rentals | A house you live in |
| Duplex/triplex/fourplex | Vacation cabin for personal use |
| Storage units | Property for your kids |
| Land & development | Collectibles |
| Mobile homes (land or notes) | Life insurance |
| Commercial property | Active business you run |
| Seller-financed notes 🟢 | – |
| Private lending 🟢 | – |
If it makes money and you don’t personally use it, your SDIRA can probably own it.
✅How to Fund a Self-Directed IRA
You don’t need a pile of cash sitting around to get started. You can fund an SDIRA a few different ways:
✅ Rollover from an old 401(k)
✅ Transfer from an existing IRA
✅ Annual contributions ($6,500/year or $7,500 if 50+)
✅ Self-employed investors: Use a Solo 401(k) for higher contributions
Most landlords I talk to already have old retirement accounts doing nothing with a past employer — and that is often the fastest way to fund your first SDIRA deal.
✅ Note: Avoid triggering taxes — do a direct custodian-to-custodian transfer. Never withdraw personally.
👉 Learn more: IRS IRA Rollover Rules
✅Can You Use Loans? Yes — But Only Non-Recourse
Most people don’t know this — your SDIRA can borrow money to buy real estate. ✅
BUT — it must be a non-recourse loan, meaning you personally don’t guarantee it. The loan is secured only by the property inside the IRA.
This is where seller financing becomes a power move❗
A seller can agree to finance part of the purchase without a bank, and because it’s non-recourse, it stays legal inside your IRA.
🔥 Example:
Buy a duplex in Spokane using:
$100K from your SDIRA
$120K seller financing (non-recourse terms)
✅ You now own real estate inside your retirement—without bank financing.
That’s exactly how we structure deals with sellers who want monthly income instead of capital gains taxes at Easy Landlord Exit.
✅SDIRA + Seller Financing = Powerful Combo for Retiring Landlords
Most people think all SDIRA deals have to be all cash. Not true. Smart investors combine:
✔️ SDIRA funds (down payment)
✔️ Seller financing (no bank, easier terms)
✔️ Cash flow + tax-deferred growth
This is perfect for:
✅ Investors who want cash flow without tax headaches
✅ Landlords selling a property slowly over time
✅ Win-win deal structures without banks involved
📌See also: How Much Will You Really Owe in Capital Gains When You Sell a Rental in WA or ID?
✅Do You Pay Taxes Inside a Self-Directed IRA? (UBIT/UBTI Explained)
✅ When UBIT Applies
You may owe Unrelated Business Income Tax (UBIT) if:
✔️ Your IRA uses financing (like a loan or seller financing)
✔️ You’re operating an active business in the IRA (rare)
If UBIT applies, only the leveraged portion of your profit is taxed. It’s not a deal killer — it just means you should plan for it. Smart investors simply factor UBIT into their numbers, just like property taxes or closing costs.
📌 Resource: IRS UBIT Guide
✅ Bottom line: UBIT is not a penalty. It’s part of using leverage inside an IRA. If you want to avoid UBIT entirely, buy real estate 100% cash or invest in notes/private lending instead (next section 👇).
✅Private Lending with a Self-Directed IRA (Hands-Off Strategy)
Don’t want to deal with tenants, repairs, or property management anymore? You can still invest in real estate through your SDIRA without owning property by becoming a private lender.
Here’s how it works:
✅ You loan SDIRA funds to another real estate investor
✅ They pay you back monthly with interest
✅ You secure the loan with a deed of trust in WA/ID
✅ Your IRA earns passive monthly income
Private lending income is:
✔️ Simple
✔️ Paper-only (no toilets, no tenants)
✔️ Fastest way to grow a small IRA balance
This is a strategy we can put to work with landlords who contact us at Easy Landlord Exit — especially those who want mailbox money without managing property anymore.
✅Best Self-Directed IRA Custodians (Who Holds the Money)
You can’t open a self-directed IRA at Chase, Fidelity, or Edward Jones — they don’t allow real estate investing because they only sell Wall Street products. You need a specialized SDIRA custodian.
Here are popular SDIRA custodians used by real estate investors:
| Custodian | Good For | Website |
|---|---|---|
| Equity Trust | Beginners + education | https://www.trustetc.com |
| Advanta IRA | Real estate investors | https://www.advantaira.com |
| Quest Trust | Fast processing + great service | https://www.questtrustcompany.com |
| Directed IRA | Popular for real estate notes | https://directedira.com |
| uDirect IRA | Investors + small business owners | https://udirectira.com |
✅ Tip: Pick a custodian with fast funding turnaround — deal speed matters in real estate.
✅Common SDIRA Mistakes to Avoid
❌ Paying for repairs from your personal account
❌ Personally fixing the property (you can’t “swing a hammer”)
❌ Buying a rental in your IRA and letting your kids live in it
❌ Mixing SDIRA money with personal money
❌ Forgetting about UBIT planning when using leverage
❌ Using the wrong loan type (must be non-recourse)
❌ Partnering incorrectly with family
✅ When in doubt? Ask your custodian before making a move.
✅SDIRA vs 1031 Exchange vs Seller Financing (What’s Best?)
| Strategy | Best For | Taxes | Flexibility |
|---|---|---|---|
| Self-Directed IRA | Long-term retirement investing | Tax-deferred or tax-free | High |
| 1031 Exchange | Swapping rentals | Defers capital gains | Strict timeline |
| Seller Financing | Passive cashflow after selling | Defers taxes over time | Very flexible |
| SDIRA + Seller Financing ✅ | Retiring landlords + investors | Tax advantaged + income | 🔥 Powerful combo |
✅ Many of our clients at Easy Landlord Exit use creative combinations like:
Sell current rental → Use seller financing for income
Use SDIRA to buy another property or lend
Keep building tax-advantaged wealth
✅Exit Strategies Using a Self-Directed IRA
A self-directed IRA isn’t just for buying rentals — it’s a retirement tool. Here are smart exit strategies landlords in Washington and Idaho are using to retire better:
✅ Buy and hold rentals inside the IRA for long-term tax-deferred income
✅ Private lending for mailbox money with zero property headaches
✅ Own notes from seller-financed deals for passive income
✅ Partner on bigger deals without using personal credit
✅ Sell properties tax-free inside a Roth SDIRA
✅ Build generational wealth by passing the IRA to heirs
When set up correctly, a self-directed IRA can become your personal bank for real estate investing — without Wall Street.
✅Final Thoughts
Most landlords don’t find out about self-directed IRA real estate until it’s too late — after they’ve sold everything, paid taxes, and handed their hard-earned retirement over to mutual funds.
You don’t have to do that.
Whether you want rental income, passive lending income, or long-term tax sheltering, a self-directed IRA gives you options most investors don’t even know exist.
If you’re already thinking like an investor instead of a spectator, this strategy belongs in your retirement playbook.
✅Need Help Structuring an SDIRA Deal in WA/ID?
At Easy Landlord Exit, we help landlords structure creative, tax-efficient exit plans — including seller financing, partnerships, private lending, and SDIRA strategies.
📞 Want to explore this? Let’s talk.
✅ No pressure.
✅ No BS sales pitch.
✅ Real options built around your goals.
👉 Schedule a Call: https://easylandlordexit.com/contact
✅ Disclaimer
This article is for educational purposes only. It is not financial, legal, or tax advice. Consult a CPA or attorney before executing IRA real estate investments.