I understand there's potential variation, but from observation, whats being observed?

So its just very physiological warfare against these potential students.. sell them on futures  paint a rosy picture tug at their heartstrings get them all motivated to spend money then let the go at it..

I found a property thru a realtor and as per airDNA it has good potential, but needs good amount of touch up.

Keep in mind the potential tax implications mentioned by @Brian Eastman.

This can provide a better depreciation benefit than traditional STR real estate.If permanently affixed to land, it qualifies for real estate depreciation (27.5 years for residential properties).Considerations:Zoning laws and campground restrictions may impact legality.Self-employment tax risk arises if you provide substantial guest services.Vacation home rules apply if personal use exceeds 14 days or 10% of rental days, limiting deductions.Audit risk is high, so keep detailed records of participation, expenses, and rental operations.Given the potential tax benefits and complexities, consulting a real estate tax professional is advised to ensure compliance and maximize deductions.This post does not create a CPA-Client relationship.

I’m brainstorming ideas on how I can market myself to potential mentors in the STR game in order to gain experience.

Detroit offers solid cash flow potential, a relatively low barrier to entry, and the market fundamentals are improving with a growing population and significant investments in the city.Since you’re based in upstate NY, Detroit is also a quick and easy flight, making it easier to visit and get a feel for the market if you’re considering out-of-state investing.

Since you haven't received the funds yet, you cannot claim any loss for 2024.If you receive the 10% return of principal in 2025 and the investment is officially terminated or sold at that time, you could potentially claim a capital loss for the remaining 90% on your 2025 taxes.

I haven't stopped my marketing campaigns, and suddenly I have several potential deals coming at me at the same time. 

Finding a potential lot won’t be hard but getting a local municipality to give you the green light to build an MHP is going to be next to impossible.