I’m in Ohio, so I can purchase a property with $40k cash out, invest $10k in repairs, and rent for a couple hundred above the monthly operating costs.

Let's assume the financials in the package are good for a moment (they probably are not) AND that you either do not or do achieve the broker's pro forma:If you purchase this asset, achieve ONLY the 'current' NOI, grow NOI 2% per year, and exit at a 5% cap at the end of Year 6, you will have a 4.8% unlevered IRR. 

Purchase price: $450,000 We bought this park for $450k.

I've helped a lot of investors in your area, and I find that many of them end up purchasing rentals in the Central Valley for the very reason you mentioned.  

I don't try to evict based on neighbor complaints as those aren't super reliable and the people likely won't show up to court. 

I can lend up to 100% of the purchase price and 100% of the rehab costs for experienced investors on 1-4 unit properties.

Quote from @Enrique Toledo: I came across a really good seller financing deal and I would like to purchase it as my first deal but I don’t have enough money for the down payment.can I use a lender of some sort to give me money for the down payment?

I work with out-of-state investors and would be happy to share my experience and how I can help you in your next investment purchase.

Purchase price: $230,000 Cash invested: $200,000Two homes on half an acre.

Are you purchasing an investment property or 2nd home?