Mistake #3 was not having knowledgeable people around to be able to ask questions.

Also, for those whose BUSINESS (as opposed to just investment) is STR, they can scale successfully while their experience and knowledge of the industry may allow them the opportunity to uncover and recognize those few opportunities that will provide a much higher than market risk adjusted ROI. 

Since I am out of state I rely heavily on trustworthy & knowledgable input.

I would recommend focusing on good school districts where people want to be, which is going to dictate over average price and rent appreciations. 

I am partnering with with other people who want to invest in real estate and they have money but they don't have the time, experience, or knowledge of how to invest in real estate in a way that makes a lot of money quickly.

But if you’re looking for a more stable, family-friendly environment with lower costs and a focus on LTRs, Texas could be a better fit.Since you have young kids, I’d dig deeper into school districts and neighborhoods in both states—family life can really shape where you’ll feel at home.

I do NOT have enough knowledge or experience in this arena to provide specific “how to” accomplish this, or even to provide specific”proof” of my position.  

I’d also look at local amenities, school districts (if targeting families), and proximity to major employers or transportation hubs.

Given your comments "A rent increase of almost 40% is unconscionable" and "Also, SCI paid more than what this park is worth" I am forced to conclude that you have inside knowledge of the parks financial operations.

District Court for the Eastern District of Texas, Sherman Division, issued an order granting a nationwide preliminary injunction.