I have definitely focused my efforts on investing out-of-state and partnering with others that do so.If income is the goal, it's a punishing environment.

In today's environment, this is a potential tool to help you win deals.

This isn't inclusive but should give you a good start.

This isn't inclusive but should give you a good start.

They are a local brokerage but also have a school that provides a good learning environment (coming from a broker/owner of my own firm).

And in a late market rising interest rate environment debt is what kills the returns on NNN properties.The key to all of these that so many real estate folks forget is that the property itself is really of secondary importance - very counter intuitive to folks who have been focused on the right property and find tenants. 

@Chase GuCommercial lenders require the following:Copy of ArticlesOperating AgreementTax returns for the past 2-3 yearsPurchase AgreementFinancial StatementInterest Rate 6.5% to the 7% depending on the lenderThey may requirement environment study Phase I. 

Purchase price: $600,000 Cash invested: $75,000 Step into this beautifully remodeled home within the gorgeous Seville community in Mission Viejo, and you will find wonderful curb appeal and a serene environment.

The easiest way to mitigate this is to ensure the SOW is inclusive of all sub tasks.

This stands in direct opposition to a capital intensive industry such as manufacturing where employee and owner skill may be less important than the company's fixed asset profile.While S179 is a valid strategy in the attempt to drive a taxpayer's taxable income below the 'threshold amount' so the SSTB receives the un-phased out Sec 199A deduction, a SSTB may not have the investments in fixed assets necessary to drive them below the threshold during the year unless they're already very close to the threshold.Some other ideas for taxpayers owning a SSTB to lower their taxable income:Roll taxable bonds into tax-exempt bonds.Life insurance & annuities.Real estate (it's BP after all).Oil and gas investments.Charitable gifts (including CRTs).Gifts to taxpayers with lower taxable income (powerful option is to gift a percentage of the business to a trust).If a SSTB is well above the threshold, a compelling case could be made that the business should be a C Corp in the current tax environment.