These zones are based off of income - I haven't thoroughly looked at the zones in MN but suspect you aren't going to find any A locations which will be a concern for wealthy individuals.For those in MN interested here is a listing of the opportunity zones: https://mn.gov/deed/business/financing-business/tax-credits/opp-zones/census-opp-zone-tracts.jsp

Whether they are using personal credit, selling items around the house they don't use, or working W2 overtime.

I have outstanding credit an all the credentials so I’m looking for advice on how to approach this deal.

IF YOU are accustomed to quickbooks general ledger work always make sure to check and see if there is a Buildium way to accomplish your goal because you can end up with correct accounts and incorrect Buildium reports.The biggest complaint I have is the kludgy way you have to deal with credit cards where you carry a balance.

The company I work for only requires the bankruptcy to be 6 months prior to get a loan, the interest rate will be higher and could cost more points depending on how good your credit has rebounded. 

A smaller bank or credit union is typically more flexible, so I'd try calling several of them if that's what you need. 

This is in an older part of town where rent is not very high, but I think I can bump it up to $550 for each unit.Rental Property Cash Flow Analysis[Property Description]Monthly Operating IncomeScenario AScenario BNumber of Units7 Average Monthly Rent per Unit495.00 Total Rental Income3,465.00 % Vacancy and Credit Losses5.00%Total Vacancy Loss173.25 Other Monthly Income (laundry, vending, parking, etc.)

If their credit is good enough they can use a conventional loan instead of an FHA loan.

You got credit for it at purchase.

I would definitely tighten up your credit score and debts as much as possible.