With $20k your best bet is to house hack a duplex in one of those areas.

These tenants are so big that obviously you aren't going to get a personal guarantee out of them, but they're also such a safe bet that it's not seen as a big deal.In the smaller range of 3-5 year leases and small businesses, you don't see a lot of NNN, and you see more personal guarantees for the first term of the lease.

You bet!

That means someone can physically go to the property to oversee compliance to city ordinances.

Truly, finding good people is difficult with an added layer of complexity when you cannot physically meet them   Or go see deals in person.

Results to be seen as this was only a month or so ago but I've already noticed an uptick in domain and page authority on my home page and for better or worse I feel confident I'm in good hands with these guys.In fact, FWIW, as far as what is out there for REI SEO services I think these guys are the best bet.

The one thing I can say is a safe bet is getting long BTC. 

That's a very large book of physical cards to carry around.Whatever you go with, ensure it works for you and your team.

There, I knew you could.Never sign anything or buy anything until you have physically inspected it yourself, and checked out the neighborhood, and (sez me) live in the area.

Lesson learned - always bet on the horse, not the jockey.