REI is a people-based enterprise. 

I'm not very familiar with the area, though I've heard Enterprise is where we should be looking.

It probably will continue to be fine until some enterprising tenant tells the utility that they are moving and then doesn't, and uses the utility on my dime.

just because its real estate does not mean you don't have a business enterprise going.Investing in the right notes  is about as passive as I have seen in all the things I either do or have done... 

Also great info on OZs via Enterprise https://www.enterprisecommunity.org/opportunity360

The business must be an active enterprise performing a service or selling a product. 

My goal is to create an enterprise that spans real estate and business able to support and grow my team and better my community.

Where you get in trouble is usually when you try to raise money for business enterprises or investment purpose.

Basically expenses incurred to operate or expand an existing enterprise could be deductible.

MS don't fool around.. they picked him up on Friday night ( you know on purpose) so he had to sit in the cooler until Monday when the judge got in to set bail.But every state is different on how they handle this stuff.in the list I gave you I have funded wholesalers and flippers in all those cities Save NY ... every other one I have funded in... along with half a dozen more cities not mentioned that are too tough to wholesale in in the first place like CA..wholesaling is a very very tough gig.. and not a starter strategy.. the guys I know that are successful have big business's with huge budgets to make this work.. its not a hey I have no money I am going to wholesale and get money to buy and hold.. can that work . sure a blind squirrel finds an acorn.. but to really make any money at it .. its a full blown business.. with all the things you need in a mature business enterprise.. staff  capital... experience and UBER sales skills.