1. EPF is liquid (when retired), protected and cosistent return with 10K/m. Rent won't able to achieve it with a 2M property. It is near imposible task to have net consistent Rm10K/m with 2M property.
Rent is hassle and riskier than EPF. Cannot compare.
Property is not guaranteed to hedge against inflation. Old and torn properties may worth little only, constantly need capital injection and cost to refurbish to maintain value to rent, which defy the passive income intention.
Instead of receiving 10K, now periodically need to inject money into property. A renovation can instantly cause a negative cashflow instead of passive income positive cashflow.
Sometimes. property with out of favour place, could sink in value and difficult to sell as well.

2. Do not spend entire 10K, the leftover can be used to invest to counter inflation.

3. Generally if passive income 10K is not fully utlised, then whether the 2M capital is eaten by inflation or not is the first priority to worry.
As if inflation really kicked in, the 10K will be not enough in the first place.
The FIRE objective is to make use of passive income as primary source to sustain.
One cannot bring money into graveyard, capital of x money leftover is meaningless.

To secure loan, normally bank looks for active income.
For those have high networth, FD or investment can be used as collateral, but those may be "earmarked" until loan is cleared.

For car loan, no way bank will lend out 0%, impossible.
Those 0% car loan normally given out by car saler intends to sell the car.
If do not opt for the 0%, one actually can ask for discount. So no different much with 0% car loan.
In the end of day, no free lunch. 0% loan is more marketing gimmick.

For "FIRE", means one is retired, means you don't want any monthly commitment to pay loan already but used remaing fund or passive income to sustain routine daily expenses.
So taking loan at this stage generally not recommended.