Im willing to put the work in and I’m confident I can be a asset.

 They are very different assets to own and manage.

@Gamaliel M. regarding syndication asset classes: One of the upsides of investing passively is you can diversify by asset a lot more easily than sponsors can.

Cap rates are a reflection of asset risk, so I'm ok with a 5 cap, as long as I buy it at a 6. 

You CANNOT put or transfer any of your assets into SD IRA or Solo 401k.

I agree on the RV Parks, quickly becoming an institutionalized asset class as well. 

Joel - 1) I would recommend  getting an idea  where you stand  based on your  current income  / assets / credit  so that you can  establish a present " baseline "  plus  so you can make sure  that there are no wrinkles on credit  scores / history 2) if you have any specific  scenario that you are targeting -  getting  a  conditional  pre approval   using whatever scenario you want to use - should be possible  ...this will allow you  to confirm if the plans you have are  valid and  have a chance to work 

Opportunity Zones were created under the TCJA to; Allow U.S. investors to defer all 2018 capital gains for eight years if the profits are reinvested and held in an Opportunity ZoneLower the amount of capital gains taxes resulting from the sale of a capital asset by 10% or 15% if the proceeds therefrom are held for five or seven years, respectively, in an Opportunity Zone project.Provide for a full exemption from capital gains taxes on all future capital gains on the invested funds if an investment is held for ten years following investment.

Once you have more assets, it will be worth the expense and trouble.

@Carlos Leyva it really has less to do with the size of your pay check, and more to do with whether or not the asset is really going to cash flow based on underwriting for real world expenses.