Do your best to minimize disruptions (eg group showings).

As the project went onwards (and consequently remained delayed), his communication and attitude got even worse.

I am leaning towards the NNN lease, with the fact that we would get a substantial, reliable monthly cash flow in rent to supplement our earned income and delay any need to dip into our assets to support our anticipated early, partial retirement. 

Note that it's minimal service, they list and you do the rest.

This will allow you to minimally encumber the paid for properties and should allow you to consider good cash flowing investments. 

So that delayed our progress a little in escrow, but it was quickly resolved.

If you go ahead and get a value add project how much trouble will tenants make and possibly delay your ability to perform.

This strategy has many advantages--one of the big advantages being you can use an owner occupant mortgage with excellent terms and a minimal downpayment.Good luck out there!

Get in the game with a minimal down payment, learn to be a good landlord, keep building up your capital, and then if you're serious about investing OOS identify the right market for you and build a team there.

Like you said--gotta roll with the punches.I just want to minimize the punches thrown :)