This doesn't sound like it's in one of the high-performing resort-style communities, so I would be a little cautious.

Have they changed or is it still problematic site to do business on?

That’s my job, to represent my client’s best interests, negotiate to help them best achieve their goals, abiding by all the laws, Fair Housing and Code of Ethics along the way.If someone doesn’t want to sign an agreement with me, they are free to consider another Realtor® who has a different business model and practices, or even go forth unrepresented.  

Hoping things change🤞🏼I am involved in the community here and know first-hand the money and resources being thrown at minority-owned businesses from large local corporations as well as local community foundations. 

It’s also wise to discuss and prepare for all potential scenarios in a business partnership, including exit strategies.Communication: Keep potential and current investors informed with regular updates about the market, specific investment opportunities, and your overall business progress.

depends on what it is for. if its owner occupied loan then no, but if its a business purpose loan most states do not have usury for that type of loan.

Assuming you are using the "cash" method as a majority of 1040 folks do for businesses, property tax is deductible in the year that it's actually paid.

The waiting period or what is called in the business "seasoning" to pull out cash using the improved value is set by the the individual loan programs.

meant to say we have two financial regime right.the last 12 years are the cheap money regime, so buying real asset risk/reward is almost no brainer than holding cash, good to become borrower for asset that's appreciating (10%) lolbut in the last 12 months we moved to expensive money regime where holding cash itself is producing money with almost no risk, while doing business including real estate is having higher risk (compare to cheap money regime).

More business to be had with them.