I know a lot of investors have done very well in Peirce County but I just haven't learned or know enough about that market to make an investment there.Washington state properties are expensive and can be difficult to make breakeven let alone cash flow at this moment due to the combination of high prices and interest rates. 

I would highly recommend a mentor or even paying a coach to get started.

I should probably focus less on the highs and lows and aim for that average ARV per location and what buyers/renters are looking for. 

Highly recommend looking into Baselane for your rentals.

I have an off market opportunity. 30 pad trailer park, only 19 trailers currently on-site 17 with MTM tenants. Rent roll was ~$8K last month. They are looking to get $500K for the park. 16 of the 19 trailers are park ...

In North Jersey, buying is difficult from my beginner perspective with high prices, property tax, etc.Barrier to entry feels high in my area.

Firstly, never underestimate the power of having low leverage on your property.

Im assuming that is what would catch any errors in owner distributions, deposits, profit/loss? 

They have come to me about buying the home but I have a collection account about to fall off my credit in a few months so I am not sure I would qualify (in addition to my income may not be high enough).Are there any workarounds to maybe purchasing the home?

You'll meet many of his existing students, and learn about their experiences, without a high-pressure sales pitch.