Get a B class property with a normal tenant.

If the location is an A but the tenant paying higher rent was a B or a C then replacing the location with an A tenant at slightly less rent in some cases you can actually increase the value.Example if you had an (A) location QSR but tenant was Burger King franchisee and they went out the Burger King might sell at 7 cap.

This would be in class b, class c will have higher maintenance/cap ex on average. you have $0 for vacancy.

I was involved in R&D program with O.C. on "solving" a solar-on-the-roof solution that (a) worked and (b) was scalable. 

If it is a market rate class A, B or even C properties, I would say that it (basic maintenance) is something the tenant should handle considering that for these properties the tenants likely have additional resources to handle small maintenance issues. 

So if you found something similar in a B, would that work for you?

Focus on Class B or C properties for stable tenants and cash flow.

Quote from @Bill B.: Again, I like the idea of a new fourplex, it just seems like you’re glossing over alternatives/possible problems. 1) You say you want to hold for cash flow instead of taking $120k cash by selling as soon as it’s built.

To me this means a 2-3 bd single family home in a high B / A area and saving a big emergency fund.

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.