I find distressed properties with good bones, rehab them for top rents.My challenge is the valuation of the property is still performed as a small mf (1-4 units) so the neighborhood Comps dictate valuation more than my improvements or the rent rate.I started to wonder how valuation was done for a portfolio of properties.  

If you buy it with a low down payment and make improvements raising the value, you can then later get a mortgage for typically up to 80% of the new value of the home and pay off the existing loan.

Since it is my first property I will buy & hold it while improving upon the value of the property over time.

If you have an llc you can apply for a home improvement contractors license but there are expenses involved with that. 

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.