It is not particularly close to the main hospital or the university.I do think of it as a pretty stable area that is relatively safe for an investment.

Any investment is a gamble - not as risky as the craps table, but never guaranteed - and you shouldn't be gambling with your future.

Feels like a gamble with the appraisal.

Been an owner for 4-5 years, learned quite a few things already, among which is that a commercial kitchen is not something to be made or modified lightly - it has to be properly designed and properly made in order to function well.So I have this retail store of about 1100 sqft that someone wants to take for a small coffee shop with the ability to bake.My question is where do I start searching for someone to design/compute small walk-in cooler, grease trap, vent-a-hood, stove and HVAC on top of that so all this could become useable without anyone getting burned.From my past experience I have local mexican crews who can do any and all of the listed things and they'd do them relatively well except they won;t ever be designed to actually work well together.On the other end of the spectrum I've worked with american general contractors and they tend to cost 2-3 times the Mexican crews and, at least in my case, ended up delivering about same end result (in all fairness it was only kitchen remodeling, not design from ground up; but statement stands valid and I was able to later do almost the same at literally third of the cost).Your expertise is appreciated.

In relation to this...4. 

Today prices are relatively high, so hedging on appreciation above inflation rates in the long term is not a wise idea.

But based on activity levels required by case law to have a T/B and some IRS pronouncements on the issue of NNN in related but not identical contexts (for purposes of determining if an international taxpayer has sufficient connections to the US to have what is known as "effectively connected income"), I'd say odds are high that NNN leases will not be viewed as a TB for purposes of the 199A deduction.

Just food for thought, I'm a relative newbie compared to many experts here so feel free to agree/disagree strongly.

Who do you personally know who does anything related to Real Estate you can talk to.Find a REIA.

Is it related to the timing of when they receive their paycheck or benefit check?