Without F/F loans, the value is often reduced as the loan terms are less ideal.Do all of your homework.   

My CPA was doing a great job filing, but she wasn't helping us plan for the future or giving me guidance on how to reduce my taxable income.I recently hired a new CPA that works with a lot of real estate investors and she's been great!

I’m new at this so I’m probably talking out of my butt, but all in all I have a less stress loan with the one time close conventional.

I've successfully used a "declining value" model before-- if they leave by (30 days from now) they get $XXXX plus prorated return of rent, but for every day that passes after that the amount is reduced by $X. 

They were great for my home, the electric cost dropped 40% and sound  penetration was drastically reduced to “quiet”.

Are you referring to reducing vacancy or increasing other non-operating income in order to increase cash flow?

NNN ensures property expenses are covered,   It reduces risks associated with managing the asset.  

Say, the plan is to invest $20K/unit over the course of 3 years, the lender can fund all of that capex thus reducing the amount of equity needed from the sponsors.

Fannie Mae instituted a new guideline, reducing their % of investment loans verses owner occupied loans....this may be affecting you and the market.

That's why so many owners sue the county to get their property taxes reduced.