Since I am just starting out though, the interest that I'm will to tack on to the 20% private loan is 3% interest.

It seems like we could get a down payment for a new, cheaper property and some passive income while also saving the buyer money. 

Not sure what state you intend to get licensed in to start, but before you get too far along I would check with the Real Estate Commission to confirm that your end-game (AI decisions only, no human broker in the loop) will pass their muster.

I will start with open, face to face convos.

Due to item 1, adding an ADU can require years to start achieving any return (once the accumulated cash flow recovers the initial negative position).4) Adding an ADU is a slow process.

Or start paying down my mortgages. 

Got any advice for someone who's still in college and wants to start rental property investing as soon as they graduate?

People say agents are good at negotiating, but in most cases that’s simply not true, in fact pretty much every deal I’ve ever done, I’ve been able to save 10-15k through just simply out negotiating the other party, most agents just want to get to the finish, not go to bat for their client over 5-10k. 

I'm guessing it would be more fee friendly if I was to take out the full $100k from the property then only use half for the down payment and save the rest for a future purchase. 

So he started his own club.