Real Estate Self Directed IRA for Legacy Wealth
A self-directed IRA expands your investing options beyond the stock market—offering access to alternative investments like real estate, private lending, and promissory notes. It’s a modern solution for accredited investors seeking stability and control.
Meet Your Fund Manager.
Stable returns. Biblical stewardship. Legacy through real estate.
With over a decade of military leadership and real estate lending experience, Edwin D. Epperson III brings a conviction-driven approach to wealth stewardship. As a former Green Beret and managing partner of Blue Bay Fund I, he guides accredited investors through secured, purpose-aligned strategies.
Looking for passive income, capital preservation, and a plan that reflects your values? You’re in the right place.
"You’ve worked hard to build wealth—now let it work for you."
Introduction: Escape the Market—And Build Legacy with Every Dollar
You want to grow tax-advantaged income, safeguard your wealth, and leave a lasting legacy. A self-directed IRA gives you access to alternative investments like real estate and private lending—investing options that provide more control, stability, and purpose for your IRA funds.
You want to grow tax-advantaged income, safeguard your wealth, and leave a lasting legacy. A self-directed IRA gives you access to alternative investments like real estate and private lending—investment options that provide more control, stability, and purpose for your IRA funds.
If you’re like Jody C. — a seasoned investor, semi-retired, and focused on legacy—chances are you’re done with Wall Street noise. You’re seeking control, consistent passive income, and an investment aligned with biblical stewardship and family values.
That’s where the real estate self-directed IRA comes in.
It’s a strategy to preserve wealth and invest with conviction.
Discover how accredited investors use self-directed IRAs to grow real estate-secured income — without tenants, taxes, or stock market volatility. In this guide, we’ll walk through everything Jody and investors like him need to know about using a self-directed IRA to invest in real estate-secured loans through Blue Bay Fund I.
What Is a Real Estate Self Directed IRA?
SDIRA vs. Traditional IRA (Quick Comparison)
A real estate self-directed IRA (SDIRA) is a retirement account that gives you control over where your retirement capital goes, including alternative assets like private real estate loans secured to real property throughout the Southeast United States.
Key Features:
Choose your own investments
Hold real estate-secured debt
Move beyond mutual funds and stocks
Invest with purpose and clarity
Self Directed IRA Real Estate Loan Strategies for Accredited Investors
A self-directed IRA with real estate enables you to use non-recourse loans to scale your investments without using personal funds. These loans are issued by qualified institutions and repaid through your IRA account—ensuring tax advantages stay intact.
Top Benefits:
Tangible asset backing
Tax-deferred or tax-free growth
Predictable monthly income
Liquidity preservation
Portfolio diversification
Self Directed IRA Loan – Invest Like a Private Lender
Your SDIRA can lend money to third parties, earning steady, tax-sheltered income—when structured properly.
IRS Compliance Requirements:
No lending to disqualified persons or direct benefit to the IRA owner
All loans issued through a custodian
Must include documentation: notes, liens, servicing
Blue Bay Fund I handles all compliance, vetting, and servicing for you.
Why Blue Bay Fund I? The Conservative Path to Passive Income
With Blue Bay Fund I, you don’t own property—you earn from self directed IRA loans real estate strategies secured to tangible assets you can understand and trust. That means no tenants, no taxes, no maintenance.
Unlike volatile real estate investments tied to REITs or market speculation, Blue Bay Fund I focuses on conservative debt financing strategies. Every investment property we lend against is carefully underwritten, collateralized, and managed by our team—ensuring stable returns for our investors.
Investor Highlights:
8–10% annual yield targets
Maximum 75% LTV (most under 65%)
12–18 month terms
Monthly income distributions
Option to reinvest earnings
Built-In Integrity: Every loan is initially funded 100% by manager Edwin Epperson. Investors follow.
SDIRA Setup: Step-by-Step
For Investors Who Value Stewardship Over Speculation
Put your capital to work alongside a fund manager who invests first—and leads with integrity, clarity, and legacy.
1. Choose a Custodian Ensure they allow alternative assets:
Sense Financial
Advanta IRA
Equity Trust Company
2. Fund Your Account Via rollover or transfer from:
Traditional IRA
401(k)
SEP/SIMPLE IRAs
3. Select Your Investment Once funded, review Blue Bay's curated real estate-secured notes, used to purchase real estate or promissory notes through your IRA custodian. Evaluate risk, returns, due diligence, and structure. Invest with full visibility and zero pressure.
Can a Self Directed IRA Loan Money? Real-Life Example
Profile:
Age 51, married, two grown children
Former government employee
Values family, faith, and financial clarity
Investment Strategy:
Rolled $125K from government pension into a ROTH SDIRA
Invested across three secured notes
Results:
Properties in Tampa and Panama City Beach
9.25% annual yield
$963.54 monthly tax-free income
No stress, just stewardship
Avoiding Pitfalls: Real Estate SDIRA Compliance Tips
Even the best investment strategy can falter without proper safeguards. That’s why understanding SDIRA compliance is essential. From identifying disqualified persons to structuring repayment through a financial institution, each step must be executed with due diligence and documentation.
Whether you’re preparing to purchase real estate or evaluating how to repay the loan within your IRA account, following IRS rules protects your tax advantages—and your legacy. Blue Bay Fund I provides the guardrails so your real estate self-directed IRA stays both profitable and compliant.
✅ Top 5 SDIRA Compliance Tips
Avoid Disqualified Persons
Never transact with yourself, your spouse, parents, children, or other “disqualified persons.”Use a Qualified Custodian
All investments must be made through an IRS-approved IRA custodian—never directly.Maintain Proper Documentation
Always include promissory notes, lien filings, and servicing contracts for each loan.Avoid Commingling Funds
Personal and IRA accounts must remain completely separate.Repay the Loan Within the IRA
Interest and principal repayments must go directly back into your SDIRA account—not to you personally.
Frequently Asked Questions About Real Estate SDIRAs
Can my IRA loan money to others?
Yes, if structured properly with a qualified custodian and not involving disqualified persons.
Are real estate SDIRAs tax-free?
If you use a Roth SDIRA, your gains can grow and be distributed tax-free.
How does Blue Bay ensure my investment is compliant?
We handle vetting, underwriting, third-party servicing, and documentation—ensuring strict IRS adherence.
Common Mistakes to Avoid:
Engaging in prohibited transactions with family or yourself
Poor documentation
Skipping third-party servicing
Your Advantage with Blue Bay Fund:
Best-in-class documentation
Fully IRS-compliant operations
0.43% default rate (vs. 5–7% industry norm)
Over a decade of SDIRA lending experience
Conclusion: Build Legacy with Clarity and Conviction
Investing through a self-directed IRA in real estate notes is about more than yield—it's about choosing a self directed IRA real estate loan that aligns with your values:
It’s control over your future
Purpose-driven wealth
Income that aligns with your values
Blue Bay Fund I gives you peace of mind, passive income, and a path to legacy—built through the clarity and control of a real estate self directed IRA.
Schedule Your Investor Briefing
Ready to grow passive income with a fund manager who puts his own capital in first? Book your private briefing today and discover how a values-based SDIRA strategy can work for you.
Invest Alongside a Steward Who Puts His Capital to Work First
Edwin Epperson brings over a decade of military precision and conservative lending expertise to Blue Bay Fund I. As a former Green Beret and devoted steward of capital, Edwin invests personally into every note before opening the opportunity to others. His approach is rooted in integrity, clarity, and legacy.
Ready to grow passive income and steward your wealth with confidence?
Book a 1:1 investor call
Review our no-pressure fund presentation
Open your SDIRA with a preferred custodian
Onboard with Blue Bay Fund I
Select handpicked, conservative note offerings
Steward your capital. Create lasting impact.
Edwin D. Epperson III,
Manager & CEO
Soli Deo Gloria
