More often then not it's because the cheapest guy is not as sophisticated, reliable, well versed &/or dependable.

How do you get over the perception or lack of popularity in certain markets?

The general perception in the insurance industry, as well as general population, is that they are dangerous and aggressive.

@Todd Goedeke great point, but BP favors those asset classes to a certain extent, plus the fact that the requirements for NNN ownership are a little higher from a capital and sophistication point of view limit the number of people who can/want to take that on.

Saying "special needs" is a very broadly defined population to serve, I suggest you narrow down the specific population you want to serve and then research very carefully  the following areas:What is the public perception of that population?

Again, tenants aren't generally sophisticated.

I don't consider myself sophisticated enough to analyze a deal put together by someone who was not family. 

Yes, sophisticated passive investors call them sham deals.

I was watching The Matrix yesterday and it got me thinking about mental perception of ones self.

Sophisticated, experienced investors look for preferred returns on income investments.Straight splits are more common on short-term investments, such as house flips and development projects.