On the market curve that does indeed mean that this is not the optimal time to be buying NNN properties. 

Then, when filing your entities, you just paste your FinCEN ID number into the field on the web form.

If some funds are available, is the standard 25% down 30 yr fixed loan optimal or would you recommend different financing?

This is not optimal for return, but I have a similar issue with my properties that if there was not the recent interest hikes, I may have refinanced. 

Try searching buy house with section 8 voucher in "your state" and see if your states web page pops up with this information.

It's an active business, not passive so I believe that requires continually evaluating the property, adjustments to decor, etc may be needed as well to make sure I'm fully optimizing the property.I have a lot of home renovation experience from my own personal home and my LTR's already so I'm very used to this kind of work.

The spider web of trying to communicate with all 5 kids in a duplex + 10 parents is ripe with miscommunication, especially when 10 of them don't live at the property. 

If you're wondering where to start without much experience, here are a few ideas:Hit the Books (and the Web): There’s a wealth of knowledge out there.

In the meantime I will optimize my SoCal properties.

There are thousands of time shares for sale on the net and vacations can be had for pennies on the dollar.I think we sold his time share on a web site selling them for about $20.