There are specific CTL lenders out there who specialize in it.Cap rates on single free standing have compressed so much that buyers are using local banks and using short term debt to eek out cash flow with personal guarantees.Regular CMBS lenders that are non-bank see a lot of risk.Buying a single NNN building for a 5 cap versus an 8 cap 3 to 4 years ago doesn't make sense because I can get a strip center today at an 8 cap and diversify my risk among many businesses instead of one.The rent per sq ft and cost per sq ft is lower and you tend to get more valuable dirt with 2% rental increases for strip centers.  

Since you have currently performed on your debt, they should understand that you are relatively low risk and that they should want to help you succeed in the long term as well.

Regarding to financial, if you can still obtain conventional mortgage with your current debt ratio and income, I don't see why not. 

Due to a higher rate of divorce, increased single parenthood, the over-all delay of marriage, slow wage growth, high debt to income ratios, more stringent mortgage qualification, higher home prices, and a more mobile society investors will continue to see a strong rental market.

I suggest you think along the lines of forgiving debt over a period of time subject to the buyer keeping the loan in place, an early payoff simply reverts back to the original amortized loan amount.

Allow Cash Partners to Buy Into your properties.ARV:        $50,000 (or lessCash in :  $37,500 (from Previous Refi's)Splits:      $40,000 (5 each at $10k each)75%:       $37,500 (refi...if you could get it, but you can't, so...)NCF:       $     500/month (with NO Debt)Cash:    - $37,500 (cash you put in)NCF:       $     300/m (with Refi...again, if you could get it, but you can't, so...)Cash: + $even  (Refi returns all cash in)NCF:     $    100/m (with 4 new Cash Partners...and NO Loan, and...)Cash: + $  2,500  (Overage paid to you from the Cash Partner BuyIns)....that's over 1 full year of Cash Flow recovered (paid ahead) from sharing with Cash Partners, that can be used for immediate future properties.Actually, I have found this method works better than the BRRRR method.  

But if it's possible, I'm going to do it.I make decent money but also have hefty bills (school loans, other debt from back in the day when I was a dumb young adult, childcare, child support) so I'm really keen on networking with people that can provide direction on igniting the fire with very little spark, so to speak.I look forward to interacting with and learning from all of you!

How are your current consumer debt levels?

I believe as long as you have the income to cover the mortgage and your debt to income ratios work, you would not have to have a specific amount of reserves.

No debt except for 50k we used to purchase duplex.