Many lenders will also only allow you to use rents from the MHP pads versus the mobile homes themselves for cash flow calcs. 

In your research have you listened to a podcast called "Get Paid for your Pad"?

Also if you're investing out of state and get hit with an unexpected cap ex it's going to wipe your cashflow for quite some time.If you have people you trust and can rely on in other states that will help you manage and run your assets you stand a better chance of getting yourself a well-performing asset.Whatever you do, make sure you pad your proforma by adding in contingencies to your budget and by increasing your projected hold times.

Mike IQ is what I use for mileage but still use pad and pen in my truck.

If you cannot act as your own safety net, then you absolutely need to pad the safety net you use in your budget. - Be an expert on your market.

You have to be very good at analyzing properties based on the location and the numbers have to work assuming a worst case scenario for rehab costs (budget for a full gut rehab and pad the budget to leave some extra room for solving the issues which prevented the property from selling through the normal channels).  

I find almost all of my tenants through Zillow, Trulia and Hot Pads.  

Remember the first time you drove a car… not knowing how to use the brakes, how to coast to a stop, parallel park… that is you right now in real estate as to rehabs if I had to guess.  

Intuitively speaking, I would think inland areas might push against STRs harder than coastal areas because they tend to be made up more of the bedroom communities where neighbors don’t take kindly to the idea of short term guests looking for a party pad.

If time is on your side don't worry so much on making a property cash flow (But nice when it does) focus on finding properties in good areas with likely hood of appreciating and is okay if it brakes even.