BTW, it's not a "theory" but simple math and what the truly wealthy do all over the world.

If out of state, try to find one that has people that can fix simple things in your investment on their staff. 

With diligence, risk mitigation of portfolio composition etc., one can make NNN quite a good route.Also , be sure to get a NNN pro to help negotiate the NNN lease structure, term, escalators, concessions, rights, specific responsibilities, tenant improvement allowances, etc.

If you are able to succeed at this, you could make a lot of money in 10-12 after holding these properties.The formula is simple.

This answer is simple, yet elegant. 

Had good luck with Aven and certain things with that HELOC were very simple.

If mom is going to live there too, it is simple they are both on the lease.

Since you are in NC, historically I would think a simple broker's option contract would work.

Simple post the deal in the local forums and indicate you are looking for a HM lender, 

If the system is supposed to be so simple, why can't a human walk me through it in a couple of hours.