Could I as the property owner sell my own LLC the property, and could I do a defered down payment for the 25% that most lenders seem to want?

Although it seems like an option worth exploring, I don't see any deals that seem reasonable.

MTR seems like an underserved niche, but maybe it's too small?

New cars (from the factory) are clean enough that old rule seems rather obsolete.

I have 5 properties that seems hard for me or is that normal?  

Cullman is an interesting location - it seems like it should be growing faster than it is, given its proximity to both Birmingham and Huntsville, but still has great potential.  

Basically if possible, the best place to do private money lending from is a self directed IRA or self directed 401k it seems.

All the tax lien gurus out there certainly seem to be keeping their lips shut about this...Considering there is a 3-year redemption period on Colorado liens, investors this year wouldn't have a chance of getting a deed for 3 years.

It seems like the Columbia/Midlands area is much more favorable to LTRs and rentals these days - finding cashflow in the Lowcountry is tough.

You seem to think that JADU's owner-occupancy requirement is a dead end.