I prefer a single page document that will be easy for the seller to understand.

Are you saying that businesses would prefer their rent to stay a flat rate for 3 (+/-) years and then have it increase x% as opposed to an annual increase?

They just ensure you sent the necessary paperwork to document the transaction.A Checkbook IRA LLC is an enhancement on this structure, and makes sense if you will have a decent amount of interaction with the investments, as is generally the case with rental property.  

(Preferably New York/New Jersey on down to Florida...)

When tenants do disconnect them it is surprisingly easy to catch them as many take the entire detector down and never put it back while others remove the battery and unplug the detector.Our insurance company frowns on disabled smoke detectors  - not sure if they would use a disconnected detector to deny/reduce a claim, but I prefer not to test them.We are experimenting with a new detector which we can "see" with our building monitoring system.  

I prefer investing in NJ.

Also looking for farms in distress that may need some help to get back on their feet or prefer to sell.

I prefer the latter which is why I am with them.

We prefer to work in the Johnson County area as it is what is familiar to us but open to opportunities and interested in building our network within the Kansas City and Bigger Pockets community. 

Find another bank, preferably a small, local one.