Partnering with local experts who understand zoning, permitting, and market nuances can help you avoid costly mistakes and maximize returns.If you're in a high-cost area, out-of-state investing can provide access to markets with better entry points and higher ROI potential.

Thinking about stepping outside my comfort zone and maybe doing out of state investing. 

The red flag here for me would be the willingness to overpay when they’re not bidding against anyone.

Validate zoning, potential special or use variance, future zoning map, neighboring zoning.  

You can only play games for so long.Chances are your next door neighbor is an IRS agent and turns you in when your tenants blocks their drive or some other random event disturbing your IRS neighbor.ADU catches fire and your insurance won't cover you, because it was an illegal and unpermitted structure.The city inspector told the last guy not to build or rent it, and is now pissed and wants to make an example of you and just red tags the whole property and no one can occupy for the next 1-2-3 years while you wait for a hearing.Then when you get the hearing, "staff" recommends you tear the whole structure down, and if you still want an ADU, you can apply for a permit and rebuild it.Your tenant quits paying rent and won't move out and you can't evict them, because there is no valid lease and they're just your "roommate".Probably a dozen other bad things can happen to you when you do stuff like this. 

(You can find the zoning map online.) 

Smoking cigarettes is also quite legal, and also prohibited under the lease.I think your argument on unit count is a red herring here. 

Maintenance can also be a factor—while newer homes may require minimal upkeep, older units might need more frequent repairs, particularly for things like plumbing or HVAC systems.Some things to pay close attention to:Zoning and Permits: Check local zoning laws and permit requirements to ensure you’re allowed to place a mobile home on your land and rent it out.

I look for liens that will be removed or that may stay, ownership history, platting, zoning, exit strategies, cost & profit analyses, and above all else; I physically look over the property.

It’s all about finding a balance between purchase price, financing terms, and smart rental management so you’re not forced into the red.