It sounds like you navigated the challenges well and gained valuable lessons for your next venture.

The challenge was separating business from personal relationship.

Full security deposit for a three month MTR is causing me to lose business and I need an alternative! 

I was able to rent the garage to a seasoned electrician running his business through there only coming in and out to stock his truck once per day.I hope to be able to convert the second floor into an ADU as soon as Feb 2nd rolls around.

Fast forward a few years we are we financially free via house hacking and owning small businesses (leveraging our house hacks as collateral). 

We have built a very similar business here in Austin.

It’s usually best to open a separate business checking account so your rental income and expenses stay organized and away from personal funds.

Which could be an open space Medical Equipment rental business, down to a Dentist's office with multiple room utility hookups.You're going have to vet this to a lower level of discussion anyways. 

Let the DST pay the Registered Rep the upfront 5 or 6%, but be sure you are aligning with a rep that truly cares about your business and follows the investment and keeps you informed through its life.

Correct me if im wrong.I was considering using anderson business advisors to set things up for me, meaning LLCs etc to play smoke and mirrors to a tune of $15k and thought that was insane to pay.