There's a very good chance the issue(s) you face have already been discussed and answered.Ask questions in the appropriate forum.

If you are inclined to go down the DST route, I would highly recommend going with a RIA who can help save you on fees and provide true due diligence analysis.

Is this just too steep an entry fee?

We successfully set up the co-hosting on Airbnb where I receive the agreed upon 18% + the cleaning fee.

That's the other challenge that i've learned, with only one month as SD, if the tenant leaves even in a relatively new build the fees add up. 

I’m not focused on volume, but rather on maximizing the assignment fee per deal, compared to doing multiple smaller deals to achieve the same result.My question is: Where can I find sellers with messy titles?

Or even just use the FB group where people bring deals for a finders fee, you evaluate and then pay a % to a TC to help close the deal.

Fixed Mortgage does come with closing costs and points upfront which the HELOC does not, except a $95 annual fee. 

They’re “meaner” than me so they charge late fees (I get 1/2), file pay or quits, and increase rents faster and further than I would.

In the case of investors, they still require a 20% down payment, additionally there is a 2.25% funding fee because the REO was purchased under a VA loan.