Be conservative with cash flow projection and appreciation as those number from 10 years ago are extremely meaningless for now.

Answer.. you need to make it extremely easy for those people to find YOU!

It is important that you do not develop a reputation of someone who is just going to offer extreme low balls, because people talk and you want to be seen as a resource in your local market for distressed sales. 

In the meantime, save as much money as you can and/or look into any potential creative financing options, or even a responsible & reliable business partner to split costs & profits with (Be extremely particular if/who you may decide to do business with). 

As you may have noticed in the above rent calculations, the income and expense numbers were extremely tight.

It's also extremely important you have your own qualifications that you do not shift away from.

I would take whatever capital you have and find an extremely experienced investor/team in that space to partner with.

Probably because I legit LOVE what I do, I really do.Now, a very key point, I'm not a Top-Producer because I specialize in REI and that's extremally unique itself to be one of the legit few, I slay because I have a passion for what I do, I get jacked-up about negotiating DOWN a great buy to make it a ridiculously awesome buy even though it cut's my commissions down, because I'm a sick-twisted addict who can't stop my thrill of the hunt, lol.

If thats the case, then would it work if I rented my 12 unit apt building as follows:11 units LTR1 unit STRNot sure if this would satisfy the loophole, or if it makes no difference as my property manager will be the one running everything. 

You have to do extreme Due diligence for your "Opportunity" zone investment.