Prepayment will not protect you from bad tenant down the road, but a larger sect deposit will.

They sign off on everything you've done, and you continue on down the road with that carrier. 

If prices increase that’s great but at least the numbers annually would give me roi and I can decide down the road if I want to keep or flip it.

You could cover them with something more durable for tenants to beat up, then refinish down the road if you're ever preparing to sell.

After you identified  your investment goals, I would include pro-landlord vs. pro-tenant states in your analysis. 

It could cost you a lot more money in the long road.  

With the new hospital, casino, expansion of grantline road, good schools and various other infrastructure building it's ripe for appreciation.

If things don't work out you simply terminate your leasehold interests, but if things do work well and you enjoy working with the current owner you put yourself in an ideal position to put very favorable seller-financing in place down the road since you are the one that has been managing the building, removing his tenant headaches, and already sending him a check each month.

Many argue that identifying a flat % based on rent can leave too great a margin for error.

If the appraiser identifies anything in the property that would require work to be done to bring the property to 'move-in ready' condition, they will call that out in the report, and those items will need to be addressed prior to closing.