I would very much like to invest out of state as my local market price/rent ratio leaves no room for any cash flow whatsoever AND even though right now the market is hot like everywhere else in the country, this is a big time bust/boom that relies almost solely on energy the energy sector. 

@Hai Loc, Both the retail and hotel sector.

Given the current political instability worldwide (hello President Trump), the likelihood of some kind of political/economic white swan event has gone up, in my opinion. 

There are a lot of other sectors of business that are starting to feel these restrictions now and more layoffs will happen. 

Do you have any recent information about the city implementing plans to support growth and potentially invest in the growing BioTech sector?

But now it's become the second homes of the ultra rich and the second fastest growing financial sector in the country.

But they'll sacrifice volume rather than quality.Changing geographies and sectors to take advantage of market inefficiencies is what the 1031 is all about.   

There are many different ways to go about NNN investing, is there any particular sector that excites you? 

Larger commercial is more prevalent, but for larger ones you are talking about needing a million or two in capital to get into the sector.  

Best to use the Seed Capital on a different sector of real estate in this man's opinion.