Most hard money/DSCR lenders don't lend in South Dakota, so I can foresee a low closure rate on deals since financing will be difficult to get.

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If the current deal is likely to net you more money got for it.

Specifically, I recommend purchasing a single family house with as little money down as possible, and converting the property to a rent-by-the-room investment.

So I paid a tax pro to do my return, first year was fine, this year she took my money and ghosted me.

Through a construction and purchase loan with a hard money lender.

So, when building or buying that could mean bringing considerably more money to put down.

How can I structure the deal without any money from my pocket.   

Your Money is in Tampa if you live there for two years and then SEll before the CRASH.

Private money is a proven way to capitalize portfolio growth but creates another business to administer.