I would suggest using a Nevis LLC only if you can keep its function offshore and then connect it to US entities.

Thinking instead of just buying another primary home, I will find something more affordable to BRRRR or Home Hack into another rental using as little down as possible and then perhaps purchase another rental or two.

You are using as a single family residence (not business use).

and real estate requires some 'old school' skills like: using a phone to make a call. and going to a place. 

I am not in a position to use the investment property as my primary residence to house hack so I realize that the interest rates will be less favorable.Has anyone made a deal work using a HELOC as a down payment for a buy and hold property?

Consider using a local lender as they tend to be more familiar with the specific market you're investing in.

My experiences were similar to yours....couldn't deal with it anymore, even though I was using a PM.

The conversation that I'm speaking on was moreso referring to developers needing some type of license if they were not using a GC on their project.

Document your hours using a log.There are court cases of taxpayers not having a log and their position was thrown out resulting in added taxes, penalties and interest.

A couple of people created what they needed using a water meter with a pulse output and some small circuitry that somehow connects online.