Demand is growing a bit and I think there is still a little room to go, but as I mentioned before there are a handful of big players in the market and they have a good handle on the deal flow. 

I would say I’m still a small player in this game but I ’m buying my first NNN buildings for large chains.

And of course, there are always the major players in most markets: CBRE, Colliers, Cushman, Marcus and Millichap, etc.  

Feel as though you need to be an elite player to really make your investment a homer here, and that means making your listing stick out/pop and having tremendous management. 

I feel that the big players in town are able to do it way cheaper because of the constant work Flo they have for their subs and therefore commending cheaper rates.

Buying foreclosure is getting harder, as big $ players are buying pretty high there, so I’ve heard.

And of course, their definition of what is considered liquid is also very narrow (pretty much cash and public securities).There are people out there with a $20-$25mm NW so as @Brian Burke suggested, you can approach a couple of them but make sure you don't have too many carveouts or too many GPs as these players shy away from those.Good luck.

AIR is just another player and quickly losing market share to the others.

Now we need to factor in the other players, defenders, 3rd parties (coaches, refs, fans, etc).

@Suzanne Player Good information and hope that the rates won't be higher forever.