QOZ are relatively new and as you might expect this has resulted in a crowded field of sponsors rushing to offer something with the QOZ label.

Not only the marketing for a public profile but also marketing for prospective agents-You are going to have to have a Broker as all agents must be sponsored-Liability is extremely high. 

Maybe find an accredited fund with a solid sponsor that can get you 20% IRR passively. 

There are benefits and risks with eachWith a JV partner you know exactly which property your note deal is on and can get direct information from the sponsor.

Typically the sponsor has the control of the asset and is the one who finds, acquired and does the majority of work.

. ****** this is not covered in the Act, however there is nothing to say that an RMLO can't make an affidavit of opinion as to compliance or applicability to the Act, they certainly may, if their sponsoring broker/lender allows them to, an independent mortgage broker might be the best choice.**** this is not covered in the Act, it is an audit trail as there are record retention requirements and an RMLO should keep records of anything s/he puts their seal to.In the note business, any investor who buys a note secured by a covered property can get hung on the discount later on as such notes filter into the market, I suggest you not buy a note concerning a covered property without a seal, either showing compliance of origination or a statement of exemption. :)   

So as such the sponsor is critical.. bad sponsor bad out come. if you wish to get into notes you may want to consider just buying them lock stock and barrel with no partners. 

Investors could now choose between 506(b), which allows issuers to raise an unlimited amount of capital from an unlimited number of accredited investors and up to 35 non-accredited investors; and 506(c) offerings, which allows issuers to raise capital from accredited sponsors only, but there is no limit on the number of sponsors who can participate in the offering.Prior to its introduction, private securities offerings were subject to various state and federal securities laws, including registration requirements and restrictions on how securities could be sold.

@michael graystoneA good idea if you are looking to buy out of state but don't have much experience may be to invest in a syndication with an experienced sponsor in value-add deals. 

right now it is critical for doing 1031 exchange can you contact 1031 sponsors exchange expert or any  Qualified Intermediarythanks with regard