Your goal of buy and hold and flipping so soon seems very difficult, especially with a young child (our first is due in January).  

I have talk to 4 insurance brokers, and directly to many companies such as allstate, steadily, safeco, liberty, american summit, american family, and a few other, but am basically out of options.

I learned the hard way that going with Moen/Delta/American Standard, well known reputable brands for showers & faucets.

BUT we aren't alleging either that we have 38 children, that we're both half Native American, or that one of us served in a war that ended before either of us were born.

Be a man, not a child.

First American and Chicago won't do them and Fidelity and ORNT last I heard would consider it with an affidavit that the purchase price was disclosed to the buyer, which basically defeats the purpose of a double close.

I am aware of California's Prop 13+58+19 prop tax inheritance evolution and its complexities with LLCs but we are not considering inheritance or parent->child gifting etc.

By the end of the game, he will know more about investing than 80% of Americans.

I want to build wealth for me & my child and feel stuck.  

Marketing material from commercial brokers in all 50 states, for all sorts of NNN, isn't useful, and you aren't going to really get insights until you narrow your focus a bit.Starbuck is a nice easy thing to watch b/c they are all over and, since Americans have largely replaced their trans fat addition (McDonalds, Burger King) with a sugary caffeine addition (Starbucks), it's likely going to do well for a few decades.