However there are more factors as well.

Those are not the only states but they have been a very Hot market lately.You will find a better price to cash flow ratio in those states due to multiple factors. 

Appreciation is a bit riskier since it depends on factors we can't always control, such as school levies passing, business success, crime reduction, etc.In my opinion, it’s hard as a newbie to jump into appreciation properties, as they require a lot more initial capital to acquire.

I have not heard any speak of the most paramount factor "opportunity cost".

My job is remote so I can move anywhere, and my sister and I have plans in the works for care for my mother so that won't be a factor staying local.

You might be able to make money, but you have to factor in how fast that trailer will depreciate in value over the long term.I would go for a post-1976 manufactured home where you own the land and can get financing in place since it's insurable.

Look at the multiple factors that influence your market to determine the price.

While the brokerage you choose definitely has a big impact on your business, the agents (investor friendly) that you surround yourself with within that brokerage are going to be a key factor.

Your turn time depends on many factors and you have to understand every owner is different which makes it challenging (some want a new bathroom, some only want reglaze of the tub, some cry about painting a unit that hasn't been painted in 8 years others want it all painted etc).

The regulatory environment is also a key factor for me as a first-time investor.