Qualified Opportunity Funds (QOFs, which invest in Opportunity Zones) are not eligible as replacement real estate in a 1031 exchange. For those with questions about investing in QOFs as an alternative to a 1031 exchange, you can review the proposed IRS regulations at https://www.irs.gov/newsroom/treasury-irs-issue-proposed-regulations-on-new-opportunity-zone-tax-incentive.
Will individual landlord taxpayers be able to claim a 199A 20% deduction of net rental income? The question begs clarity. At a meeting with the IRS, advocates said proposed Section 199A regulations should clearly state that all rental real estate is a trade or business. Politico has a good article on this issue: https://www.politico.com/newsletters/morning-tax/2018/10/17/desperately-seeking-clarity-377393