Both have section 8 renters which I prefer since that program pays me directly and I don’t have to worry about the tenants paying the rent.

What are my next steps in order to be able to utilize the Opportunity Zone program.

In addition to the points everyone else brought up concerning VA loans, you should look into a program called Military on the Move and find yourself an agent that supports this program.

In many markets, that has become "a security deposit equal to a month's rent" or even just some type of security deposit insurance program - largely to stay competitive, attract tenants, and reduce vacancy. 

My advice- get on the phone with as many lenders as you can and see which program will work the best for you and your situation

It sounds as if the property would be eligible for a USDA loan and they have programs with 96.5% or even 100% financing.

USDA and VA loans are both 0% down loans, FHA is 3.5% down and conventional can start at 3%-20% (lots of programs inside those types, like the homestyle loan etc)  Also if this is an investment home, you could negotiate with the seller to finance the note or take it 'subject to' with little to zero down also. 

What have you found as the most useful software/programs in real estate development analysis? 

There are many, many variables at work, and some have nothing to do with the tenants, program administrators or properties.

Here is a link to the program: https://www.denverwater.org/your-water/water-quality/lead/lead-service-line-replacement-program