Serve with an open heart so people really know you care about them individually as a person and a client.

If they say it's a legal bar, then ask them to cite the authority (be it a statute, case law, etc.)  

However, less thought about individuals range from advertising agencies to commercial printers, Web hosting companies to wedding planners.

This makes it very secure [more than wall street] for them.All of my lenders enjoy strong double digit annual returns and only spend a few hours a year [making wire transfers] to realize this profit.Yes, I am biased when it comes to RE or Wall Street - but ponder this and you'll see why:  We all know bankers are some of the most penny pinching individuals on the planet, right?  

I need meet some more like minded individuals.

In these  structures you will hold the retirement funds in a bank account of your choosing and have signing authority.  

Basically your authority as a landlord is shared with a committee of busy bodies. - Another thing about the HOA that is unknown is how well it's finances are in order.

Call your local Housing Authority and ask if they have a bond program or other type of down payment assistance program.

Please check parcelion.com and see how helpful it is for RE investors, fixer-uppers, buyers, property owners, pros and city authorities.  

They are high but not that different from the kinds of fees and sponsor split you will see in direct syndications.That said, individual NNN properties are very passive.