There's a reason this is the preferred method for new buyers with little to no capital. 

My criteria is as follows:1- Primary goal is appreciation over the next 5/6 years, cashflow positive preferred but cashflow neutral at a min.2- Preferred portfolio - Duplex & SFH in TX or Duplex each in TX and FL.3- Area of interest - I-35 corridor by Austin TX and Cape Coral/Lehigh Acres FL.4- Focus is on new construction properties for obvious no immediate maintenance needs and Developer incentives on interest.I know Austin is a no brainer but I would like to get your expert opinion on Cape Coral/Lehigh acres FL area.

I strongly prefer as little competition as humanly possible. 

Competent sponsor, capital call large enough to completely escape existing toxic loan with cash-in refinance to a lower-balance loan with a long maturity—good outcome possible, even probable, if there is no other “hot money” in the deal such as preferred equity or priority share classes.There are surely other nuances I’ve missed here, but this is a start. 

They are going to write up a field estimate and are willing to (usually) pay you (the homeowner) or your preferred Contractor that money for the repair.  

And back to Chris's point, if your tenant knows that NNNs can vary widely, they may prefer a gross lease anyways.  

Off market preferably 

I prefer more midterms if I furnish.

It seems that your parents prefer less debt, which is why they like their loans to be amortized over a few years.

From your comment above, it sounds like you believe medics would prefer only 3 rooms / unit.