3) in terms of risk/reward, how much do you think I could get for the NNN lease income on such a property - would my example of increasing the on-site manager's income from $60K to $110K be sufficient reward for the additional risk they take on with regard to vacancies and maintenance expenses?

So If I just type up a short paragraph covering the extension dates and have her sign it, along with put up more money...... that will be sufficient correct?

Would I have to provide proof that buyer has sufficient equity?

This usually means, they are put it escrow by the bank or a certified check is provided.Another way to accomplish the same thing is cash or money order.The idea is to prevent a bounced check (known as Non-Sufficient Funds or NSF).The importance is to keep a tenant from giving you a bad check and then moving in.

Had you been investing and not speculating the rent would be sufficient to carry the debt load.

If it just says 30 days notice is sufficient, then they did the right thing, and you have no claim against the tenant.

And would you NEED to have your own title company there in order to close or is it sufficient to use the buyer's title company to wire you the balance of the fee?

When he does his DUE DILIGENCE he'll find out that his $200K note is maybe worth $140-$150K, at which point he is quickly going to realize that by just cutting his price to that range he opens himself up to a much larger market.People who have accumulated sufficient assets to own a $200K property, free and clear, have probably lived long enough that they check out things they are told.

I can find sufficient good deals, and occasionly a great deal here.all cash

They can be safe transactions, they can work, but I have yet to meet anyone, I mean anyone, including attorneys who have boilerplate L/Os, that covered the bases sufficiently.