I've seen a few properties in Colorado mountain towns for sale recently with STR licenses that transfer with the property (rare to find because the waiting list to get a license is many, many applicants deep.

It’s time for me to dig deep and get really creative if a no down payment deal even exists or is possible otherwise go that route. 

For your situation I would investigate some of the virtual brokerages a live broker with the fit feel and learning you after would be best However the virtual options offer deep archives if your a self learner it will come down to ymhiw you work and learn beat and what the brokerage would accept all the bestTim

Lately, we’ve found a couple large national HML’s that have good terms, very deep pockets but won’t allow 2nd position loans.  

You won't be able to weather the volatility unless you have very, very deep pockets.

Thousands of questions have been covered and discussed in this forum that you can read casually or do deep dive topic searches on. 

I've been knee-deep in turnkey world for 9+ years now and I've never heard of them.

Get to go slow and learn over time, build capital, and qualify for the primary res cap gain exclusion. 

I'm sure you will gain some interest from potential investors then maybe they can supply you with the down payments and you can pay them back over time and you could buy more per year.From what I know, business is a slow game and from what I hear, successful Real Estate Investing can be boring.

My Airbnb inquiries has been very slow, but again I’m just starting.