I am self employed and try to minimize my W2 income. 

I'd avoid dark colours because chips will show more easily. 

Fully gutted and rehabbed home with minimal budget by doing our own work, finding used and salvaged materials and appliances.

I don’t think I’d do a STNL NNN property as the cap rates are still quite low, and it’s an all or nothing bet…and there have been plenty of formerly “solid” STNLs going dark left and right, and in all sorts of decent markets.

Laser tape measure, or a real one to measure rooms.Bolt cutters or a small tool kit that goes in the car.Powerful flashlight for looking in dark homes.A few spin key boxes to put on vacant homes.Books on real estate, like The Millionaire Real Estate Agent book, The One Thing, or The Millionaire Real Estate Investor.Some kind of BP subscription or books.

If you like the idea of a slow grow with minimal debt then keep on that track.

Because the claims (both number and the amounts paid out) is minimal and we have one of the highest costs for title insurance in the U.S.

I would focus on screening your tenants for background, credit, and income to try to avoid an eviction and excessive damage to your property to minimize your turnover expenses and vacancy loss.  

I have a solid amount of capital to invest and am looking to invest remotely in the Midwest or South in places that will provide a net income and, of course, ideally also provide at least a minimal amount of appreciation, but I'm definitely leaning more toward the cash flow model given that I'm an older investor. 

If you are not dealing with a national tenant the tenant could never open, go dark in 1 year, etc.