Step 1:  Spend days, if not weeks writing down everything you want the DB to do for you, don't leave out any detail.Step 2: Find a reliable place to host your DB.

@Renard Miller I have seen cases where a landlord either didn't collect them or traded services for the deposit.

(Due to circumstance - more so than some freedom walkout retirement announcement)When applying for a commercial loan - I've read that the loan is based mostly on the property's income to loan servicing amount.What impact will not having a W2 have in this process?

Ideally you get one person who does everything but sometimes that is not practical or realistic so you figure out what is best weighing cost and providing quality service to your community. 

Although they were credible they would take you through success stories and tutorials of previous students who had scored big from using their services.

If she is right and I shouldn't host my own rental application forms, does anyone recommend a company that provides these forms and hosts the stored information themselves and has some sort of wiget that I can embed in my website?

@Chris Hodge depending on where you live, there are actually companies/services that will take care of getting the information for you.

Your example is 101,750 a year cash flow over the 20 year period you mentioned....and as I noted you are basically eating your principal all that time and have little left when you sell at that point....NNN leases are out.From your example:"$2,035,000 Accumulated Cash Flow (NOI)If you put that same "seed" money into the stock market...or almost any other investment, that money is "parked" there the same way.However, if you used that same $2M as a 20% DP on a NNN worth $10M, with a minimum of a 6 CAP (I know, you want higher, I just focusing on the minimum you want) you would have a debt service of around $560k/year...which would get you your $30k.  

I would also budget for increased cost of goods/services in the future.

If you have an understanding of real estate and think you can get better results growing your retirement savings in that asset class, then a self-directed IRA or Solo 401(k) is a means to do that.All investments are made in the name of the plan, all expenses come from the plan, and all return accrues to the plan.There are several different plan types and service models available.