Based on our 1031 and commercial loan, we are trying to figure out how to separate out some of the duds.

Wouldn't hurt to look in to both to give yourself the best chance at finding the best loan product. 

Example: If you take out a loan for 7% you would want to make more than 7% to make it worth it, and probably significantly more.

I don’t have a loan on the property and hold it cash, but, if I sell it would lend the profits as hard money and earn 10%+. 

Its a tiny loan for any institution.You'll have to get hard bids from a local GC, but maybe $110/ft?

We process, underwrite, close and fund the loan.  

However, there's a loss on the 2023 Tax Returns, and Net Income is $45,000 in 2022 (Client has lots of writeoffs) What loans could I use that only consider:- Bank Statements - 1099s - Credit Score Please contact me with options.

@Roman StefaniwWhen retirement accounts in the US get financing, the loans are called "non-recourse."

Banks need for them to build recognized credit before doing an FHA type loan.

If you create or fund an IUL instead of paying cash you can then get a loan on the IUL.