.- Block and neighborhood safety and amenities (can they walk to a grocery store, for example).I don't think you have to limit yourself to "white collar". 

P.S. you can also look at converting existing buildings (think of closed shopping centers, grocery stores, etc.) as that will save both time and money (if zoning will allow it).

Both in established areas with many desirable amenities (public transport, good schools, grocery stores, jobs etc).

Drug stores and Walgreens in particular seemed very promising until I quickly realized that rent increases were often flat for decades. 

Side notes:• Our application is solid.

I’m considering purchasing a convenience store/gas station that doesn’t have any land/structures included (just the inventory and leases).

The principals they teach you might not be applicable for your situation.

. - No expenses just taxes and insurance and HOA if applicable that included in the DSCR calculation. 

Market dependent......in my are of CA, we supply a stove and dishwasher..... rest is on the tenant.....When we have a unit in TX, the tenants expected all of it.... then my second tenant had a washer/dryer so I had to store mine....was a PITA.....Very market dependent...... ideally I would only supply the dishwasher ......that's kind of a built in type of install with water supply etc, so I'd rather not have tenant taking that in/out etc.... rest of the appliance are pretty easy to move etc

If you have significant savings (on top of the down payment amount obviously) or investments/assets that you can readily liquidate, a lender will be more likely to approve your loan application.