I have an IRA (used to be a 401k from another previous employer several years ago) which I use with an Edward Jones retirement strategist to help it grow over the next 20+ years. 

You want to focus on the market (growing pop/jobs > natl avg);  deal (conservative underwriting, simple value add plan) and experienced  teams.  

Expenses growing is part of the game, nothing is static. 

What if an investor wants to invest in a QOF with dollars from ordinary or passive income sources as their initial investments/ contributions into a QOF?

Yes the property does get the mortgage and such paid (a slight loss each month, but just increased the rent so for the short term renter we have we are making a positive cash flow, but only for a few more months).I will definitely be asking questions and trying to get our portfolio growing. 

Certainly you could go all cash and certainly some investors recommend this but you will not grow your wealth nearly as fast as if you used leverage though it will be much safer.

@Kyle Ferguson @Thomas S. is spot on about making saving, clearing debt and growing your wealth a priority with your significant other.

The invested money was to help the company grow and expand it's reach.

The only other place I could look that has a growing population is an hour and a half south in Santa Rosa which is getting in to Bay Area Real Estate (read: loads of money). 

The house was sold in October 2017.Last month (March 2018), the new owner reached out to my agent and said that the workmanship of the remodel was crappy and caused the leak behind the walls, and created mold to grow.