Everything is easier and money is cheaper w/o the LLC.

Investing with none of your own money is also always an option, but understand, when you have no skin in the game, it typically means that you will be giving up more equity at the exit and/or splitting majority of the cashflow during the hold.

private money with a credit union's commercial funding How did you add value to the deal?

Like @David Ramirez said it takes time, and you can't be afraid to spend a little money.

Money is not everyone's #1 motivator. 

Conservatively, I would plan on 12-18 months of lost rent (before rehab) and a signifcant amount of money/time to turn over the unit. 

Unfortunately in SD $55K won't get you into a flip, you'll need at min 20% down for a hard money loan and then reserves as well.  

Moved to Panama in 2022 and started a licensed hard money lending business in 2023.

It’s TONS of money.

Losing that much money really sucks;2.