Apparently he had a property which appreciated greatly, which he didn't want to sell, so he NNN it, not only to save on capital gains tax, but when he comes out, he still has a place to call home.I thought to myself, what a smart criminal, and another great use of NNN leases.

A lot of what you asked depends mainly on the size of your operation, the management systems in place, and the skills and smarts of your management team.

She wasn't too smart, "I don't have one.

So I'm looking for a contract that optimizes on clarity and comfort for my seller (or buyer), even if it requires some 2017 technology to reproduce for each deal.

Does anyone have any experience buying smart-locks and using them to reduce lost keys as well as being able to unlock and lock your investment property remotely?

They either then clean it themselves, live in filth, or one smart young lady paid to have her apartment professionally cleaned and then deducted the charge from her rent.  

Can you explain in more detail what you meant with "lockbox, wifi thermostats and great maid" - lockbox for keys, and smart home wifi thermostats controlled?

This seems like a smart plan on paper - but would this type of double-dipping be allowed by the IRS? 

If you are going to try to scale your business quickly with a ton of properties, it may make sense to get ahead of the technology curve.I agree with some thoughts that even if you only have one property, the sooner you treat it like a business, the more it will help you in the long run to effectively manage your properties.Anyways, just my two cents. 

I'd just buy the house and evict him.Offering him money to leave is smart too.