I know QB can be massaged into working for flipping, but it doesn't seem ideal.

Thank youWell, I hate to go down this road, but it seems to me you're pretty much committing mortgage fraud here.If you inflate your profits, the IRS doesn't really care and will happily allow you to pay higher taxes than what you ought to.But from a lending perspective, "only deducting expenses that can later be rolled back into my income by lenders" is deliberately massaging your self employment income to qualify for a loan.  

After some research I have found Hair salons, massage places, coffee places, laundry mats, dry cleaners ( High profit from what I heard ), coin laundry's, car washes, and newly maybe subway's.My plan was to buy an existing established business based on revenue.

I am more than willing to do that through a private massage or phone call.

Outside getting an attorney to "massage" the situation, this is my understanding:1) No.  

There are some businesses deemed "sin business" that are disqualified from Opportunity Zones they are; any private or commercial golf course, country club, massage parlor, hot tub facility, suntan facility, racetrack or facility used for gambling, and any store the principal business of which is the sale of alcoholic beverages for consumption off the premises.

I'm on the phone with him every other week trying to straighten up my balance sheet, work on different tax filing approaches, massaging numbers for a loan app, etc.

HO  HO  HOI'm setting in a chair getting a massage!  

Please feel free to massage me if you would like to connect.Thank you-Blake 

I guess what I am saying in short is people shouldn't massage debt to make a thin deal barely work.