While currently unrented, the duplex may serve as temporary housing for tenants from a nearby commercial property I also own, which requires repairs.

Special business tax preferences, such as a special deduction for energy-efficient commercial building properties, should be eliminated.Regarding the OP's question, I see no specific Project 2025 policy that will impact investment real estate. 

I’ve had clients pay $100k for a sewer line though (commercial properties, complicated lines running under parking lots, sidewalks, landscaping and the bid includes replacing the landscaping too, etc. or requiring a permit from the city to close off the road for the day with traffic control, etc.).

@Brittane Jenkins  A few other somewhat creative ways: 401k loan (if you're comfortable with that), margin account on your stock investments, seller financing for the downpayment (usually has to be done with a business or commercial loan for the remaining part of the loan).

Front 4 acres is zoned commercial, rear 8 acres is zoned large lot residential.

That said, you can explore commercial lenders or other hybrid type lenders that are completely fine with LLC lending.

I’m going to lend  to a few people I know with LLC ‘s  on some mortgages and receive interest , I am not putting myself out to public lending just some commercial loans as LLC single member pass through  , do I have to pay local taxes in Florida , I have no brick and mortar , no employees , just LLC in Florida and live in Texas , there is no work involved I just receive interest .

With vibrant neighborhoods and ongoing revitalization efforts, the city provides opportunities for both residential and commercial investment, making it an appealing choice for long-term growth.I hope you the best in your endeavors. 

In return, we fire them over deals that we don't typically focus on like non-real estate commercial lending.

We do a lot of fix and flip, new construction, DSCR, Development, Commercial and even primary home financing all over Texas.