@Bryan Christopher What if you did as @Tiger M. mentioned, but put a much larger down payment into the mix?  

I have breakeven occupancy with multiple mix of national and mom and pop tenants versus if a single NNN building goes dark you are going negative paying the mortgage until you get filled again.     

So I have a mixed strategy. 

This area has a mix of great rental condos which I am intimately familiar with and lots of SFHs, which I am not totally sure how many are rehabs vs. turn key condition.After nearly through the first mailing, here are the results:1.83% response rate (person called me). 0.17% positive response rate (seller wanted to sell). 2.8% Return to Seller.Does that RTS seem high to you guys?

My small regional bank once even added one of my cars to the mix to make it work. 

I have no desire to mix finances.

I recommend 2%, but even that is a mix of precious metals (platinum and silver, which have different characteristics and industrial usage).

Might look up @John Chapman, a lawyer in your neck of the woods and a member here.If you're getting mixed up with wholesalers and birddogs, hope you come up with a way to keep them out of the crosshairs of the TREC.

It is in a mixed-bag neighborhood where comps are selling for $25K, $30K.  

I've seen mixed reviews for it on Amazon but it served the purpose for me.