And he sells to you at a higher price but it doesn't matter because his profit is tax free.  

I’m only taking half of the profits, but I’m also paying for half the deal, working half the time, and have the benefit of added motivation to meet my commitments to both my partner and the business.  

Lots of people with druggie / alcoholic kids give their estate to a non-profit or put restrictions on the person inheriting.And him not wanting the 'family' to know means that there may be restrictions to him inheriting, otherwise why would the 'family' care? 

You will not generate a taxable event.

My investment strategy looks something like this 1) Start direct mail campaign / generate website leads 2) wholesale and co-wholesale deals to start.

I have a spreadsheet that you can book each transaction each month that will help you generate your financials at YE.

Your HOA is a non profit or an LLC.

-----------------------As you can see above Option 1 had an amount of labor that would be logistically impossible to devote to every client & still remain profitable given the amount of money a client pays to the Property Manager every month.

With a 1031, you are reqyired to place every dollar from the sale.Finally, the investment in the OZ does not need to be real property, but could be a company that generates x% of revenue in OZ.Just make sure the location is recognized by the IRS as a Qualified Opportunity Zone.

@Reggie MaggardI use a lockbox where I can generate a 1 time code that is only good for the day requested and only for two hours after it is entered.I just ask for a copy of license before giving the code and call with after each showing.