I have a lot of passive activity losses on my tax returns which will keep getting pushed forward. 

"Group think" mentorship where you join a group and are on large group "meetings" where the basics are taught, it's mostly motivational and the standard push is to bring leads to the "mentor" who uses people as a "bird dog".

I hold the realtor license, find the land, hold the GC license, push all the paperwork through and acquire the money for the jobs.

I've started a rehab on a SFH and after getting into the project, I've discovered a handful of things that will most certainly push me over budget on my rehab leaving me short of funds. 

I had one tenant complain that he could never get hot water in his washing machine and that it made a strange clicking sound.

Of course the bank says "no problem", I start the process etc, then after credit pull and everything state "thing's have changed and you cannot own more than 3 investment properties" so now I'm at a standstill and they want to push me to commercial side, which in this case is requiring them to take my first and have to refi the balance and lose my rate and then tap a HELOC afterwards at commercial terms.

There are definitely a lot of them in your area.Don't push collaboration too early, greedy hands will come for you.

I'm in the car wash business currently, but am a serial commercial investor and any commercial investment that makes sense and is ready to close soon is good.

If it was a front loading washing machine-perhaps-I'd remind them to keep the door to that open if you have one.

Does anyone have profitable ideas for utilizing former car washes as investments?