Each one of them have a flashy websiteOne can invest in the Public REITS, but will not get much diversification from the stocks & bonds & presently have low yields.I understand the step up in basis for the heirs after we pass away, but at some time in the future(in old age) if we decide to not do 1031 Exchange anymore, I suppose we will have to pay the Cap Gain Taxes, only it will be a much larger sum as all the carried over proceeds will be taxed. 

No is low risk, yes is always a risk I try to mitigate.Separation in business decisions is essencial in my opinion.

I would say it's a high risk / high reward play.

You can find value but if you are only buying one property you increase your risk. 

There are alternate options that are more expensive and higher risk but not reliable.

Issues and concerns over appreciation would be more or less 'at the risk' of whoever agrees on taking any given property.

My view of holding any of their stock would be different if I were buying in as a non-agent, likely wouldn't be on my radar...but I'll have to balance that risk/speculative gain for myself over time as I'll at least have a hands-on feel for day to day operation, if not the big picture finances of the company. 

Thanks @James A. for the advice, I'm definitely leaning towards the partnership route both for the financial reasons as well as the support in splitting the risk/workload.

Even though it's NNN they still perceive risk so what better property to NNN than your own. 

The seller is willing to do seller financing with a reasonable rate for 70% LTV.I would like to offer him this: I will get a loan from a bank for 75% and for him to carry a note for 25%.So, I would be getting the property for zero downpayment.Not sure how to approach the topic.