Also -without an in service rental, you have no schedule on your tax return on which to deduct those expenses. 

In Oceanside, New non-hosted STRs are prohibited outside of the Coastal Zone as of February 10, 2024.Most HOA's do not allow rentals less than 30 days so that is likely not an option unless you find a couple of places on the water that allow it but usually tough to find below $1M. 

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.

I would recommend reaching out to @Denver McClure as he may be able to help with a non-conventional loan

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.

The wife and I are in the middle of building an 800sqft detached 2BR 1 bath ADU in our backyard near St.Augustine in downtown Raleigh and was curious what you find they return in equity.

I imagine I can get his wages garnished or maybe collect from his tax return.  

Given many are returning to offices, would Austin still be a good market to invest and own?  

We use private investors and offer them 20% APR, with 10% return guaranteed, paid as a balloon.