The experts however tend to have the deep knowledge on a specific subject.Most potential clients I get on a call with as lots to discuss with NNN.With NNN I look at location (value of the dirt), tenant (mom and pop, regional, national, credit rating), ( investment grade public rated, public rated non-investment grade, private rated, no rating), lease structure ( any early termination clauses, any required business financial reporting, operator liquidity and net worth statements,personal or corporate guarantees, number of units backing the lease, is financial reporting location only or also whole company, percentage of rental increases, whether current rent is at above or below market, frequency of rental increase annually or ever 5 years, remaining primary term left on the lease, option periods, Tenant Improvements owed, leasing broker commissions owed, exclusive use clauses, co-tenant clauses for bigger back anchors, verifying if lease is truly absolute triple net versus NN, etc.) , road traffic counts, starting cap rate on purchase with blended cap rate over time, 1,3,5 mile population levels in a ring radius, median income households levels, income and population level growth trend's, crime stats,  is property on going to work side or going home side of road, when was property last re-imaged inside and out with the building, sightlines to property ( is it visually down in a hole or up on a hill which deters customers to patronize the business ) or is it nice and level and easily visible from the main road, parking ratio spaces for the parking lot is it ample or not enough for the tenants business model, any future road widening that would impact the parcel size of the property, access with how hard is it to get into the property such as a U-turn, does it have large back anchors for cross feeder daily traffic to the site, etc.All these things and more come into evaluating NNN properties.Hope it helps some.       

PPR deals in both 1sts and 2nds and almost exclusively institutional paper. 

That sounds like wrong advice that you got from your CPA.Section 121 exclusion applies differently if the house is a SFH and you are renting out the rooms vs a multi-family home and renting out units.Get a second opinion. 

Licensed Property managers operate via an exclusive property management agreement contract as an independent contractor.

Your parents then gift you the maximum gift tax exclusion each year as a percentage of the property. 

I left the meeting feeling good the only thing is he wants me to sign a exclusivity agreement.

1) You can connect with others similar to LinkedIn; however, it's a little more exclusive in terms of who accepts who.

What are your thoughts on a realtor putting in an exclusivity clause in a contract?

Pay attention to the specific terms, conditions, and exclusions related to property damage, liability, and theft.

I own 3 STRs and work as a Loan Originator exclusively with investors for conventional and non-conventional loans.