Problem is there are important things they NEVER learn, and they operate with the handicap or inexperience and lack of knowledge, and hence are set up for failure.After 40 years as a successful real estate investor, private lender, and syndicator, my recommendation would be as follows1.

thankfully the market went insane and i was able to make a profit even with my inexperience, BP definitely influenced all of my choices and in hindsight if i applied more of the tips i learned from listening to the podcast and reading all the books recommended i shouldn't have made half the mistakes but live and learn. on to the next one!

I have thought about out of state investment properties, but my inexperience with them is daunting.

Either you read some crazy fantasy (or misunderstood what you read) or you’ve come up with something yourself that due to your inexperience you don’t realize has no basis in reality.

It will cost them nothing so they can only gain from my inexperience.

Look for ways to make up for your inexperience.

My initial post really is about how the vet property management properly as I am in experience in that area.

You will not be happy in the end if you do get an inexperience loan officer on that loan type. 

I'm speaking from inexperience since I haven't had a similar decision to make personally...I'd reach out to a great commercial broker and get them to help you understand your passive NNN options.

As you mentioned inexperience/new Realtors will not understand the steps and designs.You need to identify and work with an ON-FIRE Agent.