We'll go check out the operations. 

The issue I have seen with these types of properties is they could have two valuations - the value of the real estate which the structures will have little value and you have the land the other is as an operating business just like a bed and breakfast would have - real estate has value but it operates a business now you mention 12k / month but if someone also has to manage the property what is that worth and what would someone pay to manage a property like this?

Therefore, your financial freedom hinges on new companies continuously moving into the city, creating replacement jobs.Companies have many options when selecting a location to set up operations.

Once my Oregon Project is done end of this year Move base of operation and personal residence to my home in Vegas .

I know and work operators who do this all the time..

Buying an out of state rental property from a realtor, wholesaler or off facebook or zillow etc as opposed to from an operation or turnkey provider who has an active, substancial, and effective boots on the ground team or teams to support you after you close on the sale. 

You can check the NMLS for licensing (some servicers will operate without being properly licensed in that state).  

Remember that disclosure laws vary greatly by state, with roughly 50% of states operating under Caveat Emptor...which means no disclosure at all.

As far as I'm aware most credit unions will only lend on properties in their area of operation so not sure it makes sense to join one in a different state.

If you do decide to work with them, you could set up a clear partnership where they’re equity partners and you handle the management and operations.