This brings me to now, I've taken this approach and have used my own money in lending, but am also bringing in friends and family to take part in these transactions so they can earn way better returns than with CD's.

If you do decide to help them out and rent continues to be late simply have a talk wiht them and remind them that rent helps pay your bills and since you did them a solid ask for the same in return.  

From the Great Recession to Q1 2022 it was easy to find RE that seemed very likely to produce outstanding return. 

Given that I am self employed, a few personal loan options, did preliminary asking about my situation, and they got lost in the weeds with how my real estate income looks so dismal on tax returns.

The workshop shows how SDIRA owners can earn double-digit returns by owning real estate as a bank. 

I believe your loan could get called if you transfer ownership to an LLC without consent of the lender, especially a brand new LLC that does not have two years of tax returns.

Getting over 5% return when using their banking partner so working to transition all my properties over for rent collection.  

It can happen all too easily! 

Most owners who do it want to keep the option of having the building vacant when they eventually sell the place since vacant places sell much more easily then tenant-occupied ones if it's a rent controlled building.

I think this can be easily solved by sticking to a few banks and building a relationship to get the better rate/fees.