Any allocation of passive losses you cannot use in that calendar year will carry over, so they can be used in subsequent years. 

There is often a sort of sliding scale that lenders will apply based on a number of underwriting criteria, e.g.;- Experience (# of investment properties sold, or comparable projects completed within a given timeframe, like the last 3 years)- Credit score (generally the higher the score, the lower the rate available)- Leverage (LTC/LTV - generally the higher the leverage, the higher the rate)The above list is by no means exhaustive, and the elements will vary by lender.With that said, typical short-term HML interest rates right now are likely to be somewhere between the high single digits, like 9%, and the mid 10's, like 14-15%.Also, HMLs typically charge a couple of origination points.(3) Lastly, are there other recommendations from the BP brain-trust that are all welcomed and thanks in advance?

I'm biased toward brokers because I am one.Reaching out to several DSCR lenders will be exhausting, could damage your credit score because of multiple credit pulls and subsequently cause you to get a higher rate/lower ltv on your loan. 

Would it be advisable to sell the points, receive closing credits, and subsequently refinance when the rates drop?

And subsequent deterioration of that stock. 

There are plenty of people who have been arrested and subsequently without proper legal counsel they ended up locked up....even though the entire time they were innocent.......not saying most are innocent but a fair amount have been my man.In any case, I'm not a politician so i don't know why some house hackers or Section 8 are exempt from the new law,....but I have a theory....Perhaps this is a way for politicians to "encourage" people to be more open minded about taking on tenants with a Section 8 voucher.

@Robert Rainey what I mean about branding yourself is to use envelopes, letterhead and mail stuffers that will get you to stand out from your competition and to enable your prospect to identify that it's your company when you send subsequent mailers.  

It takes a while to create the postcard (and I will be sending a different one on each follow up), but it really doesn't need to take that long, and you get quicker with each subsequent design.  

The big question is always where on this sliding scale do you want to invest. 

You can have grace and let it slide, but can you live with that?