I want to take advantage of the 0% LTCG rate up to 90k-ish MFJ + standard deduction, but if I use all of my capital losses realized in 2022 against all of my income from 2022, I will show zero income.

You mentioned a prepayment penalty, more information on DSCR loans available below.DSCR loans won't use your income to underwrite the loan.

How much monthly rental income are you shooting for? 

After taking all of those deductions, it is unlikely that you will ultimately owe any taxes on the rental income. 

Does the return now (rental income, asset appreciation, etc) outweigh the potential for rates to slightly drop in the unknown future?

New Philly resident here with out-of-state rental income.

Most realtors can not get much loan due to nature of his un-predicable income as 1099 and have terrible credit score issues.

Consider factors like location, demand in the market, condition of the property, and potential rental income.

Beside it is car wash, dunkins. please help me with suggestionsWhat all i can do so i can earn monthly income from it or any suggestions. 

And I am not going for a passive income - I am going to someday be on the same level as someone like Grant Cardone, but with a strategy of higher ethics.