Party hard.

More important than your bank account (if you are self-managing only, and not providing services as a third party manager), are your procedures and documents. 

Perhaps a nice 1950's built bungalow.Always hire a 3rd party property inspector to give you an unbiased feel for the home.

I have been looking for buy and hold deals for the most part. I

In Minnesota you can find twin homes up to quad homes where each can be owned and sold by a separate party.

You could be handing everything over to third party management as well. 

I'd look at a couple of places...Gainesville due to proximity to the casinos where there is very little housing...and maybe Commerce where there is growing university.   

Unfortunately the OZ rules do not allow a related party transaction where you purchase the OZ property now without an eligible gain, either in your name or with an LLC controlled by you, and then later acquire it from yourself with an eligible gain in a QOF entity.

For the one we just did the lenders paperwork signed by both parties specified that it is NOT a LOAN & does not need to be repaid.GIFT INSTRUCTIONSDONOR:1.

Had to drive 14 hours on day of closing to get proper documents to all parties.