Anyway, shadow that person as much and as often as you can so that you can learn the ins-and-outs on how to be successful.

Personally, I've bought plenty of real estate courses in the past.

The idea is to discourage the small-landlord's practice of nonrenewing leases due to personality conflicts, whether you find the tenant likeable enough, etc.

I do have some personal debt that I'm working to get rid of.

Poor renovation quality but mainly the company is just shady. 

Are their listings detailed with good-quality photos?

I don't think it has anything to do with the size of the company but the smaller guy it is just his personality. 

I personally would be careful trading options with borrowed money… seems like a risky proposition.  

Personally, I rent out properties that I personally would live in- and I carefully screen my tenants.

Assuming this is a true full NNN deal with good, quality tenants and you can finance your commissions and TI into your loan, you are earning a 10.8% cash on cash yield, using the limited numbers you provided.