This may not seem like a big deal, but it is something that you will need to nail down and factor into your analysis.

The biggest qualifying factor is positive cashflow.

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. 

Take a peak into options for real estate investing and see what truly piques your interest (long-term, mid-term, short-term, storage units, fix and flip, live and flip, buy and hold, and I can go on forever).

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.

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.