HOW FAR SHOULD YOU BE FROM A MSA TO SUCCESSFULLY INVEST?

[Miles Presha]

Hi, guys...I have a lead on 2 mobile home parks about 90 miles from St. Louis and also Jefferson City. I haven't run the numbers thoroughly yet, but so far it seems like they might be reasonably priced.  The town  where the properties are located has a population of 3,000.  It is off major highways and there is Walmart in town as well.  The parks are about 70% occupied and have potential to raise lot rents.  Expenses in the park are minimal (so far)  Each park is 30 plus spaces. Thoughts?