Depends on your comfort level with risk too.  

After you have more experience and have a certain comfort level you can go for off market purchases. 

You don't need to maximize the cash out.

I have talked with 3 banks and two of them basically told me that since I have no personal money going to be used in this deal( I have acquired a private loan for more than closing and down payment), then they didn't feel comfortable lending to me.

You should feel comfortable working with the sponsor and they must be willing to openly communicate with you about the deal and the investments.

As for the rest of your questions (2) I'm open to all asset classes with the focus being on the "right" type of asset to maximize depreciation (I.e. more value in improvements relative to land cost since it's not depreciable)

Will give your buyer a level of comfort knowing what sales are compared to their national average with rent per sq ft they are paying on the lease.2.

I see investors raise deductibles to maximize cash flows but that would also bring higher risk in the event of a loss.

It was necessary and worth it, but be sure you have a comfortable amount of extra cash on hand for major unexpected surprises like this.

A place where people can feel comfortable and mingle at their leisure.