I am always a fan of BRRRR.

Mark,I am not a fan of loans unless you need to get one. 

Most properties are going to need paint and flooring and often times things like light fixtures, ceiling fans and so forth need repair.

I will absolutely frequent those events!

Find a very responsible cleaning service as turnovers may be frequent.

Is that 12% going to be renting forever or do rental units frequently get sold and become owner occupied?

There are always expensive surprises in this business and money is the only solution when trouble hits the fan.

I have called them quite frequently lately and they are pretty helpful.If you were going to try for a CUP I would keep the tenants why you wait to get approved that way you know before you get any more vacancies what you are looking at.As for finding locations of properties with CUPs, ask that question to planning and design and I bet they can either tell you where to find it or look it up for you.  

Zero down programs are frequently used by those with very limited funds, and I would not even consider purchasing an investment property without reserves set aside for anything unexpected, especially when you have no equity position. 

Here is a link to the IRS site with some informative FAQs.https://www.irs.gov/newsroom/opportunity-zones-frequently-asked-questionsIn a nutshell, Opportunity Zones were created in all 50 states, DC and the U.S. territories to generate economic growth in rural and lower income areas, both commercial and residential, by encouraging investment in those areas.