Quote from @Christian Styles: Hey Sam, I've used both Propwire and Propstream, they seem quite similar but propwire has a free base version and propstream does not.

We are based in Milwaukee WI and have tenants from Milwaukee County and the City of Milwaukee and it's pretty much hurry up and wait. 

The webpage has them based in Maryland but they aren't listed in the state's business directory.

Are there other pathways I should consider, based on my goals and experience?

Unless you are based in a community property state. 

I know of several DSCR and portfolio lenders who offer different terms based upon your situation.

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

It seems that NNN properties get their valuations based on the tenant and the NOI.

If you do choose to invest out of state, the best advice I could give you based on what I have observed running a local real estate group here for over a decade is build your own team.

However, rental losses could be limited based on AGI if you file jointly.