In hindsight we were looking for the color to help the house pop on that street, didn’t pan out as envisioned exactly.

Guess what tenant goes out in a few years and now you are left releasing the dark space at much less rent per ft than the market and your down payment and equity is GONE.Owning NNN is passive but there is an art to the process of buying it.

Newbies should save up and have some skin in the game until they've developed themselves a little and can handle more risk.

Find a few paint colors and use on every rental.

Do I think homelessness is a sad state of things, I sure do, and I am a realist who understands FREEDOM means the opportunity to make bad choices as much as good ones, there is no light without darkness.

Nowadays, for an investment, banks want to see some kind of skin in the game.

A hard money lender is not going to finance 100%...they will want you to have skin in the game.

You may want to consider finding a GC to also be a partner on this so that person has skin in the game on the rehab as a way to mitigate your risk. 

If what you say is true about you taking good care of previous rentals you will get it back in the end and the landlord will have some peace of mind knowing you have skin in the game. 

However it could be used to put some skin in the game with a JV partner.