Investors can defer tax on any prior gains until no later than Dec. 31, 2026, so long as the gain is reinvested in a Qualified Opportunity Fund, an investment vehicle organized to make investments in Qualified Opportunity Zones. 

Once you are qualified for the loan you can go find your property.  

I'd also think about not just setting goals but create a vision board or something that will remind you everyday of what you're working towards. 

My first step would be to hire a really good attorney and pay him to comb through the bylaws, board minutes, financials, etc.

As far as vetting a contractor , check licenses , ask for insurance , workmans comp , check your state judiciary for lawsuits , check the licensing board . 

That said, I am not PRE qualified.

I've been communicating with the gentleman for several weeks now, he's emailed me information on what he needs to qualify me for an FHA loan, however, I'm a little nervous because I live in Wisconsin.Has anyone ever worked with an FHA mortgage counselor/originator in another state?

I started with a few residential mortgage loans then wouldn’t qualify anymore so had to do the last few through a commercial lender in the same bank.

It took 3 visits to the landlord board, but the judge finally gave an eviction order.

While your proposal may work with non-qualified funds it will not work with qualified funds.