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.

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.

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?

Make a Rolodex of them for later.2 - Complete your design plan - i.e. take measurements and come up with a plan. 

Quote from @Pat Arneson: I’m looking for someone to help ease my thoughts… California Bay AreaI have everything ready to go for my first flip… financing, financial spreadsheets, acquisition and disposition playbook, design criteria, etc.

We totally get away with the smallest machines because our STRs are designed for a maximum of 2 people.

In fact, it often appreciates.To go a little deeper:Depreciation was designed for assets that wear out or become obsolete over time, like machinery or vehicles.

Found on the MLS with zero interior pictures and listed AS-IS.* Asking price was $525K, we lowballed at $460K.* They dropped to $520K, we countered with $465K.* Our agents met and we learned that the lowest they'd go was $510 because of a HELOC* We offered $520K with $10K seller credit to be used for closing costs.