It will improve, but I fear that the coal industry is dying off. 

Exactly one week ago (1/8/2020) I found a self-storage facility listed in Florida that fit the exact criteria I was looking for; room for expansion, operational improvement potential...you name it!

With Opp zone your in for 10 years unless you recycle the investment into another Opp zone deal and it starts all overThis site explains everything about Opp zones https://eig.org/ The biggest issue for what you are looking at is the substantial improvement test.

However the city of houston is improving this currently.

Is there anything I can improve on in terms of accounting for costs? 

Also you can only do ground up or heavy value add in Ozones as you need to meet the substantial improvement test.

Specifically, brick construction, good bones, needed about $35k of improvements which allows me to offset other cash flow in 2019.

@Eva Hambrick a few things...First, I obviously want a CPA who is a experienced in rental real estate; including things like depreciation, capital improvements vs maintenance expenses, passive activity losses, applying 1031 exchanges, etc.Second, as both a business owner and real estate investor, I want my CPA to understand that I have both earned income and passive income, and help me strategize how to reduce my tax liabilities from this standpoint.Finally, I want my CPA to be proactive in helping me plan and manage my tax strategy as part of my overall financial health all year long, not just file my tax return in April.

_________________________________________________________________________________________________Now I want you to take a moment and write one important goal for each of the following facets of your life: physical, spiritual, work or career, family, social relationships, financial security, mental improvement and attention, and hobbies.

You can hire people and implement systems to improve your ability to develop relationships and provide value.