It also seems your expenses are low by about 20%, quick and dirty rule you should be using 50% of revenue as expenses until you can nail down the actuals for deeper analysis. 

Look at the overall costs and revenue and go from there.

I was looking for a HELOC and getting frustrated when a loan officer at a very local bank told me a fellow loan officer there had rentals and had a HELOC from Zions.

You can't mix and match.At that gross revenue level, it's very possible an S election and/or a Solo 401k make sense. 

After reading the clarifying language for opportunity zones, it seems as though a newly formed real estate fund could buy an office building in an opportunity zone and hire employees to help run the fund (they work in the OZ).

Where the revenue vs.

I think you should be talking to an escrow officer at a Title company if you want this done properly.

Everyone in his office does too!

Gross Potential Income(-) Vacancy, Bad Debt, Concessions(-) Non Revenue such as model or employee units= Net Rental Revenue(+) Other Income such as utility incomeYou need to net out vacancy before calculating what the utility income will be since it is tied to occupancy and usage.

I’ve even emailed and called every single law office, title company, and account office in the area.