Then make the decision if being a hands on landlord is something you are realistically interested in. 

I know several people from California who have been purchasing a couple of duplexes in the Midwest each year.

It is like you and I are arguing about there being life on Mars, we go to Mars, and I SHOW you an alien that is shaking your hand proving to you there is life on Mars yet you still argue with me that it is not possible because of x, y, and z, when the alien is shaking your hand!

Buy when you feel like you really know what is going on in the local market like the back of your hand. 

In The Millionaire Real Estate Investor, it profiles a couple who used this strategy.

Recognize there are challenges doing BRRRRs since the rate increases that have occurred in the last couple years

We are wrapping up our move over the next couple of weeks.

What’s your game plan for managing the park — hands-on or hiring a property manager?  

Be sure you to have offer for potential homesellers to raise their hand... like a Home Seller's Guide.Call expired and ask them how come they think their house didn't sell and listen to what they say. 

You could offer cash for keys to get her out-NEVER hand over any money until they are out and you have the keys and signed paperwork that they are out of the property.