I'd do it on a terms deal. 3yr in total. 

However, a great deal came along my way.

You need to know the law like the back of your hand, have policies and procedures in place to deal with problems swiftly/accurately/legally every single time, and be prepared to deal with tenants that push back hard or try to take you to court.

Hey Maxwell,Find an area that you would like to farm and start sending out oversized postcards via the USPS's Every Door Direct Mail (EDDM). 

I feel direct mail is another great method.

In the meantime, I'd like to get my Texas Real Estate License, but would like to know if I could do a few deals remotely before return back stateside to Texas, and can come into the office. 

If it is a direct lender you are able to work to find more favorable terms because they usually determine their terms on a deal by deal basis. 

We run into this especially at out parcels in grocery anchored centers, and our users generally can't make a ground lease work for the business case so the next best thing does tend to be the BTS or we often do Reverse BTS deals where the majority of the building design and management etc is done by the tenant. 

A property is available off market that seems to be a great deal.

@Mike Vu did you end up investing in one of his deals?