define your goals....that how to start

Start by clearly defining and objective and then researching the markets that will best fit that objective.

In the original legislation 1400Z0-2 it defines an opportunity zone fund as: The term "qualified opportunity fund" means any investment vehicle which is organized as acorporation or a partnership for the purpose of investing in qualified opportunity zone propertyThe later regulations clarified that an LLC would count as a partnership when setting up a an OZ fund, but under the IRS rules for an LLC to qualify as a partnership it has to be a multi-member LLC.

IMO, the fact that, the only debt you have is mortgage and student loans is a great thing.Sounds like you have the "more time than money" scenario.I'd challenge you to get 3 meetings per week with real estate professionals (agents, contractors, flippers, brokers) share your story/plans and you'll more clearly define your next steps.Also, i may be wrong, but 20% down would only be required if you didn't plan to live in the property.  

While wholesaling is legal in most states, several states have passed laws defining wholesaling as brokering and are requiring a real estate license to wholesale property.

While wholesaling is legal in most states, several states have passed laws defining wholesaling as brokering and are requiring a real estate license to wholesale property.

One between you and the PM that establishes and defines your relationship and obligations to each other, and one between the PM and the tenant.

The detail in their metrics and how they are used to define their procedures is impressive to say the least.  

Estimated debt is defined as the total estimated debt, plus court-imposed fees, unpaid interest and legal costs owed by the homeowner at the notice of foreclosure sale. 

@Neil CopelandAt issue is that there may not be an direct or indirect transactions or provision of benefit (in either direction) between a tax exempt retirement plan and a disqualified party as defined in IRC 4975.