It is surprisingly easy to manage out of state and if you want more tips on how, check out Bigger Pockets book "30 Day Stay" on Mid Term Rentals. 

Their goal is to eliminated group homes, half way houses etc, even STR, so check out the local zoning as well. 

Even when I self manage I include pm because it is work and I do not work for free.

To borrow against a free and clear portfolio in a creative deal.

Find parks in the area that have open spaces for mobiles then negotiate with the park owner for 6 to 12 months free space rent or for them to pay the moving costs. 

In most cases, the rehab money is interest free until you actually draw the money and if you never actually draw the funds, you won't owe the money when you go to pay off the loan.

Not free ones but not too expensive ones as well.. 

If you ever have a question or need advice, feel free to reach out.

My client bought a 22 unit building and used this strategy and walked out of closing with a check for $800k to perform the rest of the renovations, paid himself back his already expended rehab costs and his entire down payment.  

Eli,If I were you I would look into Subject Two, Land Contracts on Properties that are free and clear and Raising Private Money!