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.

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

If this were a brick and mortar bank (now I switched to one), this would have been flagged to me before the bank took the action of refunding the money, triggering an investigation.

It’s not typical for a lender to adjust the rate so late in the process without notifying you, even if there were issues flagged during inspections.

Or do other investors see this as a red flag and would prefer to have current leases?

If they won't manage a property because of the neighborhood, then I know that is a red flag for me to avoid.4.

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. 

Looking at some properties around there and it seems to be the norm to have a cesspool in a few towns (WW, Coventry, NK/SK)Any immediate watchouts or gotchyas / red flags?

Thats a red flag.  

Here's what I've learned:Inspections Are Non-Negotiable: Always get a full inspection, but don’t stop there.Plumbing & Sewer: Have the plumbing and sewer systems checked specifically, as these are common problem areas in older homes.Electrical System: If the inspector flags any electrical concerns, bring in an electrician during the inspection phase for a detailed evaluation.