While there were challenges, such as adjusting to the nonrefundable deposit requirement as a percentage of the purchase price, I remained steadfast in my vision.

I see the IRS regs about rental activities being defined as passive, but I don't see anything about a lower rate.I just see that this "passive activity" distinction subjects us to "passive activity loss rules", which limit our ability to offset other types of income with net passive losses.But even that limitation is negated for us because we fall into the "active participation" exception, so we can offset our regular earned taxable income dollar-for-dollar with losses from our rental (if I understand the regs correctly).

I think most solid investment Realtors will share that goal and vision.   

It could be argued that the higher the cap rate is the less likely the property will be profitable so a lower interest rate only means your loss will be less.

Wouldn't recommend that, loss runs will just run your rates up and you will be paying more and instantly show red flags to your new carrier 

But if you are expecting them to do any of the work for you, i.e. walk properties with you showing you things to lookout for, providing contractor lists, setting a rehab vision unique to that property and market to maximize your ARV... well, I have never seen a guru or course do this.  

Non-residential properties have a few extra options compared to residential properties.However, before looking at the accelerated depreciation (100% bonus is a form of it), you need to figure out if you will be able to take these losses.

I think following that advice would be very helpful for you.To piggyback off of what he said, I'd focus on the long term vision.

Honestly we would be ok taking a small loss and coming out of pocket for the difference and just consider it like a monthly retirement account contribution.

They're passive losses but I'm tracking my hours to see if I qualify for Real Estate Professional Status.