I make a decent amount of money nearly from my W-2 (over 100k) but still not enough to easily buy another property this year especially if I have to put down 20%.

If you achieved this by paying all cash, then you are losing money. 

My deadline to back out of my real estate transaction and get my earnest money back was Dec. 12.

There are tons of hard money lenders out there, my question is why them?  

I don't believe raising QOZ money for entitlements that would be resold 6 months later would pick up traction.

If you are out of money on this, it's time for creativity and elbow grease! 

It would be a waste of time, and money. 

The guy is meeting the rental criteria income wise.

You could structure a low down payment with interest-only payments for a set period, then refinance later.Master Lease with Option to Buy – Control the property now, generate cash flow by leasing it, then buy once it's stabilized.Sub-To or Wrap Mortgage – If there’s existing debt, you might be able to take over payments or structure a wraparound mortgage to benefit both parties.Hard Money or Private Lender for Reno Costs – If you secure a seller-financed deal, you can use private or hard money for the rehab without tying up your own capital.BRRRR Strategy with a Bridge Loan – If you can get the purchase price down, use a bridge loan for acquisition and rehab, then refinance with DSCR or conventional financing.Would love to hear more details to help structure something solid.

Money is not your only resource, so is time and energy.