Treasury Dept and IRS have provided minimal guidance and indicate that Opportunity Zone investments are self-certified (for now).

Instead of finding a job, the tenant cashed his grandmother's bonds and goes out to casinos and strip clubs every weekend, he verbally told me this.

A number of the online banks are offering interest at around 1.65% to 1.7% which is pretty good, and federally insured.If you are willing to hold onto something for a few years, I would consider Treasury bonds. 

@Anson Giden You forgot to mention the Casino as an employer in Shelbyville!

The new ~660 acres of land picked up by 4-5 big developers in Super North Vegas is like a good HOUR from civilization (aka strip / airport / DTS / any respectable casino...)I just can't imagine the current condos and townhomes out here someday being worth $400k/$600k+ like the major cities out there.

A friend of mine lives near Kings Mountain and he swears they are still going to build the casino down the road from him. 

My "reserves" are actually invested in equal parts cash, long-term Treasury bonds, the total work stock market, and gold, which is a very defensive asset allocation that should theoretically hold its value and likely grow in just about any economic environment.

I also thought SeaTac had a reputation as being "blue collarish" but it reportedly is right in the middle of Seattle and Tacoma offering great path to progress and easy commute to Seattle (via rapid transit)....Alaska Air's HQ is right next to property and there are massive expansion plans, which looks to be a plus...On the other hand, I cannot help wondereing how many potential tenants want to  next to an airline construction activity and a casino.

The 2nd tranche of Treasury guidance is expected out soon and hopefully will clarify this and other issues with this new program.  

. - Lot more inventory to work with (flexibility)- I see many affordable homes 150k-250k range and multi unit homes around 250-400k range- Thinking of buying between or near UNLV university/ main strip so I have faculties, staff, students from the universities as well as employees from the casino/hotel- Property Tax is cheaper (but can be a con in other states).Con & other inputs: - I feel like Las Vegas have short term residence more than long term residence (most of the properties seems to be owners who are not purchasing to live but to use it as vacation home or short/long term rentals.... so many properties can be vacant and potentially allow squatters/long eviction process)- Nevada law require a "responsible" person aka landlord/property management within 60 miles - Distance (I like to buy my properties locally because I can stop by or fix something if needed either by myself or contractors that I work with/familiar with- Property Management fees since long distance - Finding a property management company that is reliable and trustworthy. - Unfamiliarity with the area/surroundings- Lower Rent compared to CA but I know I can't compare apples and Oranges (But I don't want to invest just to break even)------------------------------------------------------------------------ Tax questions ***Some state does not have tax on income(?)