However, the IRS will only allow a husband/wife LLC to be taxed as a single member LLC in community property states. 

If not, then you can invest in a Reg A+ or Reg CF offering or a Reg D 506b if you have a pre-existing relationship with that person.That is where I would start is determing what you can invest in.

I also would add, what is the resale of a NNN property mid way through a lease.

and again, likely to be in a challenging neighborhood.i would wait.sorry, i know that's not what you want to hear, but it sounds like you've done a ton of great work to build yourself into a stronger financial position. 

At one noise complaint we send a text and email, at the second we post a 7 day curable notice, at the third day it is a 7 day non-curable notice, and if they aren't out after the 7 days its eviction.

Buyer and seller agree on a price .

For example, if you set up a Wyoming LLC to hold real estate in Oregon and properly respect these boundaries, the LLC should shield you from a lawsuit brought by a tenant, such as a claim stemming from an injury on the property.

Then put yourselves on a budget!

If I can walk to a sketchy side of a neighborhood - im not buying there.

Owning a few long-term rentals in one LLC usually makes a lot of sense and will save you a lot of time and costs.