Am I able to just form an LLC, designate it's purpose as a QOZ Fund and then fund it with my own money to buy some land?  

To evaluate Real esteate deals for creative financing, start by identifying seller motivations i.e. financial distress, desire for passive income, do they need a downpayment on their next house, etc  and property factors like equity or existing financing terms.

Without diving so deep into the weeds, the biggest factors I tell people who want to start out passively are:1.

Maybe there are things I don't know and haven't factored in.

(In MOST cases) With permitted work, you are required to file an affadavit that the value of the work being done to a FEMA designated Flood Zone property is not worth more than 50% of the assessed value of the home.

The problem was completely operator error on my part and website design on theirs.

It can be multiple factors. 

It's normally the desire for immediate income that steers most investors towards bad investments because they are hyper focused on cash flow which is often portrayed differently in spreadsheets than in real life, and should be a consideration but not deciding factor.

That can be the determining factor on if you have a good buyers agent. 

That is $19,200 annual profit so you would be -$3,200 in 1 year with no factoring of breakage and maintenance.