In my case it would have effectively been impossible to assert that the loss property was NOT QBI eligible, and yet the others are?

I can wait a week or two to meet other investors to learn from, but then I wasted two weeks that I could have been learning by reading, listening, watching, etc.

That does not mean you just simply pay less, it will have effect on your entire investment (longer commutes to check on things, lets buyers / renters, more days on market, lower rents, lower appreciation, etc).You will still need about 30-50k in cash to make this happen (20-25% down, repairs, closing cost and other expenses so keep that in mind.You also said "cashflow from day 1".

The biggest mistakes I have made were when I assumed I was strong enough to overcome the psychological effects of dealing with debt. 

The biggest problem with low-income rentals isn't necessarily the tenants, it's the ineptitude of the landlord in screening and effectively communicating with the tenant base. 

I agreed to effectively a short sale: mortgagee sold property and I received all proceeds, which did not quite cover the principal amount and thus didn't cover any of the accumulated interest.

I have effectively raised the NOI by $8,000 annually.

I have effectively raised the NOI by $8,000 annually.

I just dont want to waste his time.

On a small rental, cost segregation is probably a waste.