I am looking at different loan options but to break even (not having to put any money of my own in the house after the initial down payment) the current down payment required is that much. 

and they charge per door and not sure if they even offer everything that I want. 

Here’s how using a Self-Directed IRA (SDIRA) to invest in real estate enhances these benefits, especially for those looking to diversify their retirement portfolio: Tax-Advantaged Growth: Real estate investments inside a self-directed account grow tax-deferred (traditional SDIRA) or tax-free (Roth SDIRA), meaning rental income, appreciation, and even gains from selling the property stay shielded from taxes until withdrawal—or forever in the case of a Roth!

Even in your area, you may meet other out of state investors so you have more context for when you talk to the people who will make up your team there.

So why would you pay even close to what they paid at the peak of the market in 2022?

Does anyone know of any lenders that will give what were looking for even if the title of the home is in an LLC? 

I’m not even a lender.

If the LLC and its income are entirely outside California, it typically does not require registration with the California Secretary of State (SOS) or payment of California Franchise Tax Board (FTB) fees, even if you reside in California.

I don't see an exact location in the OP, but if this is even remotely considered rural, you are adding another LTV reduction. 

Now, I'm imaging a scenario when every one of these tenants move out that I'll be paying their entire security deposit + interest even if there are damages beyond normal wear and tear.