Net Operating Income is simply your income left over after all business expenses, not including principal, interest, or any reserves (since those aren't expenses yet). 

Does anyone know of a way that I can service the loan myself with some great software out there that's not crazy expensive? 

When you draw down the reserve you count it as income but offset it with the expense causing the draw.

A detailed budget factoring in potential unexpected expenses should be considered.

:) It did help , I saw that I can make the LLC in Wyoming its not gonna be expensive and they provider that  am going to use provide with a relay back account I think that's the bank name I know its not gonna be the best but it gonna give me a humble start non the less

Need the ability to adjust rent escalations, NNN expenses etc on an ongoing basis without chasing tenants to make updates.

To manage risks, some investors employ an LLC in addition to insurance.There are expenses associated with running an LLC, such as yearly fees, registration fees, and even legal fees.

They will often want a new building constructed and building today with labor and materials is very expensive versus retrofitting existing building.When I buy value add vacant buildings the goal is to double the return on investment within a 3 year period.So if I can use the existing building and retrofit to same concept ( example previous burger inc. but now Whataburger wants to come in ) then not as much tenant improvements to convert.So if rent 20 a foot for 5,000 ft that is 100k NOI NNN a year. 7 cap value is about a 1,400,000 stabilized valueSo if I buy it for 400k and have 300k in it more 700k to get new tenant in the value is then around 1,400,000 based on NNN 20 a foot and a 7 cap rate exit value.If you want a premium price then you would need to sell to an end user tenant ( regional or national in nature) that wants to buy the building and put their concept in there.

My accountant told me there are two ways to get a cost segregation study, one being the expensive route where an engineer comes onsite and does it.

All I could think about was how we had a house with an $800 mortgage and we could have rented that thing out for 3k and probably cleared about $1,900/month in positive cash flow after expenses.