In general I agree that you shouldn't take a essentially risky investment and make it just for the tax benefits but some of these opportunities zones are in up-and-coming areas where you might want to invest anyway and if you're trying to decide between investing in an area that's up and coming in in an opportunity Zone and one that's up and coming and not in an opportunity Zone it would be crazy not to choose the one that's in the opportunity Zone particularly if you have some capital gains that you want to defer. the major benefit of opportunities on is that you can take capital gains from any investment class capital gains from a stock sale for example and use them to buy a business or real estate in an opportunity Zone provided you follow the rules and put it into an opportunity Zone fund and all that and then you can defer those games for up to 10 years but even more important part is if you do defer them for 10 years any games that you gained from the investment in the opportunity zone are 100% tax free.

The thumb rules are a good place to start, but they never tell the entire story.

I live in Minnesota, and garages play a huge factor in property values (many buyers completely rule out homes without them).

I also do all of my own bookkeeping, so the accountant really just compiles everything, makes sure the appropriate rules are followed, etc.

Ive sent the debt before to collection agencies that keep 50% if recovered, and Ive never seen a dime. 

Do taxes for new construction in regards to 1031 exchanges and the 2 year rule, start when the home is completed or when you purchase the lot and begin construction? 

Times 12 = $30k times 50% (expenses)  and you're back at $15k NOI. 

Thanks for the mention @Pat L. we do operate in all 50 states.

So I came across a nice little duplex in my area, a recent flip, decent rents at 1650, PP of 100K (nicest % I’ve seen in a while, considering the 1% rule). 

With 70k in rehab could be a 800k motel, reserving rooms for $50 nightly Oct - May and up to $150 June - Sept.