It's VERY rare that an engineer could add enough value to a deal to have them be an equity partner (sweat equity).

I genuinely snorted into my coffee, sir.

A savings account would be an accumulator.

Would love to buy a fellow investor a coffee to chat over the possibilities. 

Insurance, bank accounts, credit cards, etc.You are probably making your life more complicated and expensive than it needs to be. An

I have spoken to my CPA about forming an opportunity zone fund and he made it sound like I had to be an accredited investor and have capital gains to use to create the QOZ Fund.   

I concur with Robin's comment about the DSCR loan, but it can be an intimidating process.

Im seizing the moment to be an entrepreneur.

fyi, one of my children (also in Indiana) had a very good experience with a VA loan through Veterans United.If you can find a tenant who wants to be rural and have space but doesn't have a down payment or for some other reason doesn't want to buy or can't buy, that person could be an excellent fit for your situation. 

Do you want other people to reach out with deals or do you want to educate other people on how to be an investor?