I also agree to look for investments where there is more than one industry or source of tenants in order to minimize your exposure and risk.  

In reading some of the forums and blog posts, I got the sense that a contract and earnest money were two things I should utilize to eliminate (or minimize?)

Most lenders want you to have some "skin in the game" to help minimize their risk.

It will be 2000+ sqft including the basement which is up to DC Code and could be converted to a rental with minimal work.

It will help you minimize frustrations that an agent can cause.       

I will be taking care of the windows (double pane to reduce the noise), but I know that being next to the bridge will be a deal killer for many.Outside of minimizing physical concerns by adjusting price and the windows (the unit has all the bells and whistle a buyer would expect in a neighborhood such as this one), what can I do to minimize or allay the emotional concerns about the train noise?

Then work with your mortgage broker to figure out the best way to minimize the other closing costs.

Obviously there are risks involved and this is true for ALL forms of investing.It just seems that if the DOS risk is minimal at best that this is not an excellent investment option.  

Our strategy is based on minimizing turnover and headaches, more than maximized returns.Thanks for your advice, we will go by order of completed applications.

When a NNN lease is combined with a single national credit tenant, the investor can be assured of a management free property with minimal risk.