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Based on what you say, your business partner will have Suspended Passive Activity Losses if you decide to pursue cost seg + REPS tax strategy.

For instance, I've reached out to cost segregation companies in San Diego that will base land vs building value on whatever split the tax assessors report shows which many times can be around a 50/50 split. 

I am also a real estate professional and I use DIY cost seg to do algorithm based cost seg studies.

Looking to invest in a few properties over the next 5-10 years and want to get a sense for tenants, common issues, etc.I work for The Realty Medics, a property management company based in Orlando. 

Without knowing more, just based on what you said, you are in WAY over your head and will keep digging a bigger hole doing what you are doing.

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

Lenders/banks very few and far between will negotiate off their base rate, and if they do, the consumer pays the difference.

Based on similar lots, it should have gone anywhere from not purchased to 3-9k. 

I think you really need to work with an agent based on what I am reading between the lines in your post.