I'm looking for similar mixed use properties out of state for better return on equity.

That will allow you to A). make some mistakes with a lot more leeway than a newer investor starting now or have them work as investment properties at your basis where someone buying today would be cash flow negative or B) eventually sell or refinance the properties to raise the equity for higher return or larger scale investments.   

Looking on buy and hold and a 15% cash on Cash return.

A good investment can be associated with a high risk of lossing the principal as long as the expected return vs cost is favorable.  

To date, every deal I did this with has exceeded 25-60% returns or more (recently had a 157% ROI).

For 'suspended passive activity loss', is this the same as "unallowed loss' on my federal tax return?

Will cost you time and effort to create and maintain the LLC and then you have to have a separate tax return prepared for it.  

However, every bank is turning me away since I am self employed and my last two years of tax returns don't show for much because I was in college.I only need 60-65% LTV on the property to pay off this high personal loan and be able to cash flow.With the 5 year, 18%  personal loan, I am cash flowing NEGATIVE $22/mo.

That is one of the advantages of owning property outright - yes, the return might suck, but I have homes that will cash flow, accounting for maintenance, insurance, taxes & capital expenses, at $300 per month.

If someone is wanting to do the 10k or 25k stuff I am not interested in it as a sponsor.I look at headache, equity return, and time with the relationship.