(DM me if you have any off market deals in the ~<$150k range)If I want to protect my personal assets from potential lawsuits and start an LLC, will that mean my interest rate for the traditional loan will go up, or can they still go off my personal credit since I own the LLC?

There are lots of potential projects that haven't been announced or talked about.You seem to correlate # of listings on the market with appreciation/depreciation. 

It's currently making roughly $77,300 in gross income for 2023 number with an uncompleted dirt backyard, if I add a nicer backyard with jacuzzi and more backyard activities It could potentially increase the rental income.One way to structure this deal better for use as a vacation home is to negotiate a longer balloon payment period with the owner.

Not sure about where you're looking, but anywhere in Colorado here, if the home is zoned single-family then you can rent that separate space I'm talking about as long as you live there, but as soon as you move out, you can only rent the whole home as one unit.The trick then is to find a SFH with a potential separate entrance to the basement that is zoned multi-unit.

Your response will then dictate potential methods to transfer wealth.  

It also really helps to have an experienced VA lender on your team like @Zack Karp who can help you avoid & navigate potential problems.

You want to invest just to have a place to live and potentially offsetting your mortgage payment by renting out the vacated rooms or having x amount of cashflow in the future?

It is potentially possible that a scenario would not get automated approval through Fannie's automated system call Desktop Underwriter (DU/DO) at 75% but would at 70% but again if that was the case it should be explained that way.  

Billboards are new animal to us & their potential is a gray area to me. 

You want to have a discussion whether the property is considered 'active' or 'passive'If it is active, you can potentially accelerate the losses to offset your other forms of income.