However, I am still very hands-on for my management business, typically logging 80 hours a week between my two jobs.

If you have no experience in commercial real estate, much less mobile home park management, this is an intricate business not well-suited for out-of-state when you are getting started.

How's the wholesaling business going?

Especially in the real estate rental sector, I like to say "Be polite through hospitality, but be harsh on Business"

Bossier partner managed property and repairs while we managed business structure and banking account setup.

A third reason people are selling is failure to run their business and their finances on a fiscal year.

As for valuing the property, keep in mind that the properties are valued based on NOI, just like any business. 

I found a really nice brick building with 12 apartments, 3 commercial business units and some garages.

Real estate is a learn as you go business.

Invest with syndicators who have a narrow niche and proven track record.For example, if an operator has done 5 or 6 workforce housing value add deals in Dallas, and they are offering a similar deal now, that would be encouraging.if however, their current deal was a brand new luxury Class A building in Charlotte and this was their first acquisition in Charlotte and their first class A deal, as an LP I would pass.Find operators who do one thing and kill it in that space.Find operators who own or have gone full cycle with similar assets in the same market.For example, my firm, Spark Investment Group has a very narrow niche - sub 100 unit MF or BTR in Greenville SC.