I'm starting to see more private note holders reach out to get a loan against the performing note they hold. 

You used to be able to sell turnkey properties for very nominal fees (1% listing fee if sold) via Roofstock with Stessa a couple of years ago.

Distressed properties are real estate assets that are usually sold at a discount due to financial or physical distress.

I'm making two assumptions here - it will take you a year to get the tenants out, and so you are cash flow negative for a year, and that year of negative cash flow is a lot less than the loss in sale price you will need to take to get it sold as-is. 

Mom and pop sold the park for a price that the market would tolerate.

Savvy buyer's agents look at stats like sold price to list price ratio trends and watch specific properties to see what they sold for compared to what they were listed for to really understand the market and make offers accordingly.

Most out of state investors are better off just acting as private lenders, buying low cost index funds or keeping their money in HYSAs.

I'd like to learn about other members experiences with  Broadstreet private equity fund.

Many of the investors I know have dialed back on their private equity investment or have changed to doing debt instead of equity so it was not prime time.

Validate their Legitimacy:Ensure the company is properly licensed and regulated, particularly if you're working with private lenders.