It is by far the most expensive city to operate in - tolls, highest tax rate, inspection fees,  required utility deposits regarless of credit, etc.  

Also, tighten up your rehab budget so you can use it to lower your offering price also.https://www.hudexchange.info/resource/729/sample-development-budget-and-operating-pro-forma-for-a-commercial-and/or-mixeduse-nsp-property/

Poor turnkey or BRRRR operators that over promise and under deliver, you experience less than promised returns.

I know my landlord policy does not cover any sort of business operations in my rentals.

They are now mostly running our business operations from acquisition to disposition.

If you're inviting external investors to consider your deal, I would make sure I could answer the question of "is it legal to operate in the model that I am pitching?"

I thought uncollateralized loan interest could be written off as an operating expense in the year taken.

i.e. cafe, lounge area, art gallery space, co-working creative space.I would first like to:1) Build up a larger client base for my brand online and see the the need for a brick and mortar location2) Evaluate the trend of brick and mortar retail / coworking space going forward3) Store up enough cash reserve to accommodate the increase operating expense tied with a commercial retail lease4) Gain commercial residential experience which in my opinion has less risk of vacancy. 

We shouldn't operate from the presumption that someone is being unethical in their business dealings.

NOLs (Net operating Losses) can only offset 80 percent of taxable income in the carry-forward years.