The IRS still doesn't like "short term" 1031s, with good reason - you need to ensure that you can 100% support that it was not a flip.This was not uncommon during 2020-2022 when prices were increasing at an incredible rate, I did have a few clients where they acquired a property that was truly intended to be a rental property, had a long history of buy / renovate / hold rentals, and then the market just blew up so fast that it changed the investment analysis for that property, or in several cases they actually just received unsolicited offers that they couldn't refuse.  

Due to less competiton and less transparency, are commission rates higher, lower or the same in commercial? 

I could theoretically get my money and rehab costs back in ~ 1 year assuming it rents for $1500 per month (current market rate).  

Now I am investing in the US and a few of them have offered to lend me money at a set interest rate that I will use to grow my US real estate portfolio.  

Interest rates will skyrocket, as inflation comes back. 

Or interest rate caps, or partnership level expenses, etc.

My parents had rentals and they looked at them differently than I did (interest rates were also different).You ultimately need to be comfortable doing what you are doing and educated in it. 

Other restrictions are:Interest rate fixed for first 5 years and no negative amortization.

Realtors can compete on commissions, or even offer a flat fee transactional rate for service. 

Rate?