If accurate then the SEC rules are designed to prevent unsophisticated investors from getting into this exact situation.

Obviously the course designers have huge success in RE, but I am more interested in the course they developed and what I should expect to get out of it. 

What you want to steer clear of is the design firms types that will tell you that not only will it be expensive but take a ton of time.

Several of my STR investor clients here in Colorado have used a designer, and they generally pick a few statement pieces that they spend money on and then go with FB marketplace  or even IKEA for smaller items. 

Am I able to just form an LLC, designate it's purpose as a QOZ Fund and then fund it with my own money to buy some land?  

(In MOST cases) With permitted work, you are required to file an affadavit that the value of the work being done to a FEMA designated Flood Zone property is not worth more than 50% of the assessed value of the home.

Predatory lease option investors know that and do that by design, they will keep the 5k-10k option payment after 12 months and lease/option it to the next family who is chasing after the American dream.

It's not a scam per se, but it's unnecessary and is designed for people who don't have the financial discipline to apply their excess cashflow to debt paydown.

The problem was completely operator error on my part and website design on theirs.

Do we want every phone call going to a designated person and they can contact our handyman etc - OR - do we want to continue taking these calls?