Then build a life and set goals around increasing the number of perfect days you have each year, instead of decreasing them.2.

I recently opened a HELOC and I recall it's at prime for the first year (7.5% currently), and I only paid minimal closing costs.PML or HML I would expect rates >10%, plus points, possible prepayment penalties etc.

If you can get your direct deposit moved against your heloc right away, and then you do not have to pay bills instantly, you are leaving your idol funds offsetting a 7.5-8.5% interest rate.

You have to adjust your expectations to match current reality, which includes higher mortgage rates, higher prices, more expensive taxes and insurance, more competition, etc.

Interest rates will not be low.

I own a commercial unit, and I’m trying to determine a fair rental rate for the space.

And YES, far FAR too often I am seeing people stack up UN-realized expenses at a compounding rate, to give selves a false sense of "profit" on whatever monthly/quarterly capital there moving around. 

I'd suggest checking local Airbnb/VRBO data or using AirDNA to see occupancy rates and average nightly rates in the area.

In this era of increased rates, obtaining properties that will produce a good return are harder to find and often involve quite a bit of work.  

Here is the source for the commission rate, right from the Sitzler NAR lawsuit judgement (bold text added):"In addition to training, Plaintiffs have presented expert testimony showing that Section 2-G-1 had the effect of stabilizing commission rates.