this means if the renos take longer, you're not losing money and he has no incentive for the work to take longer and get a lower rent.

.- I agree with other comments, investing in OZ is very risky, most of the offering is an opportunistic-style investment (compared to core/value add in 1031 DST), so there's quite a bit risk of losing money.

2) If I do that, will I lose the deductions?

If it’s currently leased out, they most likely are charging too little rent and no one wants to lose money. 

Examples: I take a refundable pet deposit instead of a non-refundable one or a monthly fee, I currently pay the whole water bill without taking money from tenants because the duplex is watered together (I will eventually get a separate meter but the outlay is more than I want to pay right now) assuming it doesn't get out of control, paid for the new doorknobs on the bedrooms because the tenants requested locks despite the lead tenant saying they would pay for it, planning to replace the microwave hood simply because it's louder than it should be though it still works, etc.I'm probably losing out on a minimum of $100 monthly.

It seems to me that I'm not gaining or losing value, aka insurance is giving me only what I've lost in value because of the mistake, no more.

And I really dislike my money sitting in the bank and losing 3% to inflation every year.

That licensed agent who pays an unlicensed party is risking losing their license in doing so.Wholesalers claiming they don’t want to have to be under all the rules and regulations of a licensed agent is crap.

Nowadays people can invest in literally anything, and more than likely either lose money, or not make nearly as much as they thought they were going to make.

If you don;t have it, you should be bringing in a partner who does without your lender prompting you.Remember, it's better to give a part of a deal than to lose the deal altogether.Good luck!