The land belongs to my dad but he is allowing me to do all of the footwork to start up and operate the park.

With Section 8 tenants there is just a little more foot work in getting them approved and the yearly inspections.

Possibly find someone willing to mentor me, in exchange for some free footwork or other type of help, until I have a good understanding.

I am looking into some out of state investing to get properties with less capitol but the extra footwork on the front end to set up is seeming daunting.

If you need some if you help with the footwork (since we live so close) please let is know. 

Maybe some good books to read or courses.I am willing to put in the footwork, but I am tired of struggling and trying to think of great business ideas and plans and tired from starting from the bottom (even though I think most of us always have to, idk)...

A scout has access to various websites, can do the foot work, meet with real estate agents, attend auctions, inspect the property, oversee construction on fix and flip properties, all on your behalf.

Hire an agent to do the foot work.

@Benjamin @Benjamin Barredo you could also partner with an investor that has cash and wants to invest in your DM campaign so they provide the $$ to buy the list, the supplies (paper, envelopes, stamps & copying) and you do the footwork.  

You need to do some phone and footwork to find loans for investors.