Personally, I've dealt with hoard houses a bit  and it's not the mess that's the challenge, it's the mindset that makes me extremely hesitant to match any promises. 

As result, we're at a stand still.

Do you find it easy to beat/match the returns from a professionally managed account?

Take little action and receive little results, Take massive action and receive massive results! 

I'm sure this is not the best way being the results I'm seeing is the contractors buying way more materials than are required for the job and buying tools and equipment on the account when not authorized ect...  

Also if you have a new lease term but at a low cap rate in the 5's will require a larger down payment.The lender matches the down payment with appraised dark value if the tenant does not renew in the option so that the mortgage will be at or not higher than dark shell value of the building.There is a lot to the financing side of NNN and it can make or break a deal.

Holding the property for 12+ months, could result in much lower tax burden, or (2) holding your investments and using the built-in equity to finance additional deals.

If you want solid results then you need to be consistent.

I'm not for or against the hot/cold water idea because I know it works for some people but I personally didn't notice any results, and I had to endure the Polar Bear Plunge in the shower after working all day while covered with insulation on top of it.

I hope your face-to-face attempts yield better results.