This is our niche market and I am always looking to expand my network and sphere.

Now even though you can't actually buy property now, you can still participate in the REI sphere to gain more experience/knowledge.

Otherwise, these gains are on their typical 180 day clock.‍Note on 1031 Exchanges - Investors can sell an existing property, put any portion of their capital gains into an OZ Fund, and extract the principal.

So you can never sell your oz investment or you’ll owe those capital gains taxes.

If i were you, I think i would start by getting a real job within the RE sphere.

Also had a renter lined up for 30 days waiting to move in.We are about to close on two more (invested in an OZ at the end of 2019) in a different area (Provo), all while COVID is in full swing in Utah.

Having a sphere is certainly an advantage but totally not necessary.  

Reach -  Account Closed is right you would need flood your sphere with straightforward information flyers, local paper, signs on major trunk roads, Craigslist, local REIA, large yard sales, farmers market, tell all the brokers in your region - advertise it.2.

What things in general are different and how does this compare to OZ?

The problem with an irresponsible tenant base like students is that they try to bring you into their sphere of problems.