@Cody LeCates I guarantee you a recession is coming within 25 years, so best wait 50 years just to be safe before you do anything.

Would a 7-8% interest rate, 5 or so year amortization, with a personal guarantee, be of interest to your clients? 

Through inaction (waiting til term)I am guaranteeing a loss of 2-months rent ($1900).

Buying a property does not guarantee a profit or proceeds, Selling a property may result in capital gains.

2) If we purchase as an LLC the bank wants 35% down for 30yr, 5/1 ARM or 7/1 ARM and personal guarantees.

I need people in deals that understand real estate is not guaranteed and there is the possibility that you'll lose money. 

Taking on a fixer-upper can seem like a way of guaranteeing this, which is why it’s become a very popular option with people who can’t afford a decent house in a good area.

NNN is just a step lower than ownership, but without the risks of a mortgage, personal guarantees of debt, local market/government forces on property, etc.

And yes I would have to agree that going by the book does NOT guarantee a perfect rental situation.  

But, even if you could somehow guarantee you'd be bringing 8 new checking accounts to the bank from future tenants, I don't think a bank would slant their normal underwriting requirements for it.