Either way, he knows how both city governments and the courts work.

The government does. 

“A QOF is an investment vehicle that files either a partnership or corporate federal income tax return and is organized for the purpose of investing in QOZ property.”What are the benefits of buying property in an opportunity zone?

However, prop 13 is a gift to long holds, my interest rates are high 2s or in the 3s, and everything was financed (cashed out) between Dec 2020 and Dec 2021 (when the government tells you they are going to raise interest rates, it is generally a good idea to believe them).

@Bryan Cavellier, You can 1031 with any US property including Guam, the USVI and ...drum roll- The Northern Marianas Islands (go figure but I actually had a realtor from there in a class of mine recently) into any other US or one of those territories.  1031 is a federal statute so it's applied the same in all locals with just a few variations state to state at the state level. 

Why would the government waste our tax dollars paying higher rents than the market?

I want to start a nonprofit eventually to help the poor in the USA & other countries, and I'm considering using my own money or receiving government funds instead of relying on donations from people unless they're just rich ****s.

https://louisvilleky.gov/government/housing/lead-safe-louisv...

I just don't like to see the government adding all the regulations and significant costs (those systems aren't cheap) as a knee jerk reaction to tragedies. 

Quote from @Mitch Davidson: I haven't rented to FEMA, but I have rented to other government entities without issues.