First, way to go to have a reserve and recognize your need for it.  

About 10% of all census tract are QO Zones so this is a pretty wide swath of the nation.Benefits to the Investor:Deferral of the capital gain income invested until the earlier of the date the fund is sold or 12/31/202610% Basis step up in year 55% Basis step up in year 7After holding for 10 years, Basis = FMV and no gain is recognized on sale.There is still a lot that needs to shake out between here and there; but, (as of now) the only way to preserve the option of the deferral is to get funds invested into a QO Fund within 180 days.Hopefully your tax people are on the spot with this; but, it's so new, cut them some slack if they aren't. 

Prior to the owner getting ready to complete a condo conversion, the apartment building is sold to a corporation such that capital gain is recognized on the sale.

Either way, I'm glad it's being more recognized as a good housing option. 

I recognize this is an extreme situation, and one can easily find investments that yield higher returns.

I am so thankful that my mentor recognized and appreciated my hard work by making me a general partner on a 236-unit property that our group closed on earlier this year.

That being said if someone is smart enough to recognize the property you are asking about from a few small pieces of information....that property is likely already on their radar and they likely have a better chance at getting it than you do.

The trick is recognizing and exploiting those opportunities.

Even basic info like "what is an affidavit of heriship" and "does my state recognize a guardianship that was filed in a different state" will give you so much credibility with sellers.

Include as much information as possible to ensure you will recognize this animal, that you can determine if they are suitable for your unit, and that you can hold the application as evidence against your tenant in violation of the lease if necessary.