A good buyers agent, who is an active investor, is the single biggest advantage you can get.

The two common choices for doing so are the self-directed IRA and the Solo 401k.The Solo 401k requires self-employment activity, but will allow you to take participant loans while the IRA does not.A few other Solo 401k benefits:Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)With either structure, it's generally recommended that you do not commingle retirement and non-retirement assets.

Yes, they will happily take my business, but I haven't found anyone who will give advice and be pro-active about pushing the deal through.

There seems to be a lot of activity in 53218 and 53209.

not a realtor, but i am curious. in markets already overly saturated with realtors, why would you want to spread yourself so thin. pick and area and be the best and most active realtor for that area, then increase the size of the area as you become known.  

I then looked at MF construction activity. 

I know there's a lot of residential activity in Oakland, but are there any folks who are based here thinking about NNN (here or around the country)? 

I know there's a lot of residential activity in San Francisco, but are there any folks who are based here thinking about NNN (here or around the country)?

If I had to actively pick a market though (which I'm starting to think about researching other markets to branch out to) Wilmington never would have ended up on my list due to the high crime and lackluster economic outlook. 

You need to work with a specialty firm (there are several of us who are active here on the forum who can help you) to create a special purpose, single member LLC.