Struggling with Rubber Plant — would appreciate advice

I want to be honest: I'm not getting great results with Rubber Plant and I'm not entirely sure why. overwatering causing yellowing leaves and root rot has been a recurring problem despite my attempts to address it. I've been focusing on repotting only when roots are visibly emerging from the drainage holes based on everything I've read.

straightforward propagation by division, cuttings, or offsets is there in glimpses, which tells me the plant has potential in my conditions. I have it in an office desk with a grow light supplement which might not be ideal. summer growth needing more frequent watering and feeding showed some improvement. Two stars for now — not the plant's fault, but not a success yet. I'll update if things improve.