The theory is so enticing to newcomers with no money and no idea where to start.

@Carrie Carlton from my understanding, the opportunity zone program has the intention revitalizing distressed areas by enticing private capital and investors to invest capital gains into these opportunity zones as a means of deferring capital gains tax or reduce their tax liability on the gain. 

In our opinion, because we're both self employed -which creates other issues with banks - we were thinking we'd want to put as much money down as possible to reduce the mortgage payment as much as possible to make it look as enticing to a bank as possible. 

Most options in that range are usually a total gut job or if it's the type of place I want to/ can get in to the offer point would be well below my competition as well as an FHA offer which is already less enticing.

Is it possible that somebody has realized that many millennials are currently renting and that enticing them to continue doing so will push the housing market in the buyers favor?

That is a classic professional tenant ploy to entice a inexperienced landlord.

I am starting to feel that the market there is better suited for someone looking to stay in the area for a long time and house hack (which is not us) or for someone with deeper pockets who can handle a very large scale renovation on a foreclosure or cheap gut (which unfortunately is also not us at this time) We were looking in the capital region due to family being in the area so at least we can make each trip a dual purpose visit (they would not be helping to maintain or manage the property, we would bring on property management for that) but honestly, the drive up there is longer than the drive to Wilmington and that's very enticing.

Plus, sellers are more enticed when you say 110 - 10 than when you say 100.

If a find a private investor what can I to offer them that is enticing but also fair to me?

I know the low cost is enticing but you are better off spending up a bit and buying in a better neighborhood with a more established tenant pool to choose from.