In certain situations—especially with motivated sellers—this can be a way to structure a deal with little money down and flexible terms.

The days of cash flowing and not leaving any money in the deal is gone(unless it's a unicorn). 

Whatever loses you less money will be the answer!

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

If you're willing and able, I do recommend the "house hacking" strategy which is just a fancy name for buying a rental property and living in one of the units, because you'll get very favorable financing - an owner-occupied fixed-rate 30-year mortgage.I'd also say, analyze that property as if you won't live there and it's a pure rental, and make sure the property is still cash flow positive if there's a tenant in your unit because then you'll know if it's actually a good investment.And when you analyze it, include payment of a property manager in your #s because if you don't, and doing so would make it go cash flow negative, then you've just bought yourself a job because you literally can't step away from managing it without losing money.

Most of my clients stick to private money.  

If you have enough money but your business is the main driver of income in most cases you can make more money putting time into the business.You could also get creative here.

private money lenders? 

If you have a residential earnest money dispute its very different than negotiating a national retail NNN lease.Transactional vs litigationResidential vs commercialThose would go a long way to finding the best referral for your needs 

Chi Ta program offer 12-month membership for $10k with financing and help in getting first arbitrage from landlord.I'm about to sign up but wanted to do my due diligence I want to check with people here if this is legit and if the program is worth the money they as asking for.