Then market them (build ready) to people wanting to build a home/place a mobile and homebuilders/mobile dealers.

@Matthew Irish-JonesI thought if one carries the investment property for more than 10 years in an opportunity zone, once the property is sold, one would not have to pay tax gain?

@Matthew Irish-Jones vacancy rate for the area sits around 3.5.

@Matthew Irish-Jones I just need to pick one thing and get focused and I’ve heard it’s a good beginner niche.

Bought a facility run by meth dealers 15 months ago and doubled the NOI within 6 months.

The issues that came up are the following:1) if flipping a new build, I can get Hard Money for that, however its costly due the delivery times from the factory.2) You can find some new homes on dealers lots, however the dealers don't like to let those homes go, as they are forced to replace them, which costs them money. 3) If you are buying previous used homes to turn and sell once set up, the issue is that you will find virtually no financing for them except maybe a credit unions inhouse type loan that they wont sell off to the secondary market.

You need to know the sponsor personally not the broker dealer in this case.Next you need to know people that have invested with them in the past.Then spot check assumptions like reversion Cap and rent increases projected... is it real?

In addition to the mind blowing disrespectful number...I felt I was at a car dealer buying a car I could not see. 

@Matthew Irish-JonesWould you suggest trying a prop management company out?

I would not be too sure about the deductibility of the entire loss against W2 income as passive loss rules would seem to apply here as it is doubtful you would be classified as a dealer with substantial W2 income.