So dealing with Middle School students and parents has uniquely prepared me to deal with tenants IMO.  

Good money can be made in that market BUT, it's VERY rural which presents unique issues and problems.

There are a unique set of circumstances surrounding this goal though.

@Nick Romano they all have their own unique qualities but the important thing is to create a “system” that accommodates all aspects of your operations.

Rental properties are definitely unique investments in that you can experience growth through appreciation, equity, cash flow and tax benefits.

You also have more access to getting questions answered on remote properties or unique situations to get a "Pre-Approval" based on the scenario.

As @Basit Siddiqi mentioned above, MHPs are a unique asset class and have some intrinsic qualities that make them more tax efficient than most real estate, but you will only have access to that tax efficiency if you have a CPA that understands them. 

Your free time does not mean really mean anything unless you have some unique way of helping them. 

Me and my team have helped investors buy properties in all of those markets but each investor is unique and each of those towns could work for you or be horrible for you it just depends on what your looking to get out of the,. 

Due to its uniqueness, I have had hard time pulling comps, making it more challenging to determine if hard money is an option (lender typically only covers 75% ARV) so do I need to convince them what the ARV is or would they have an appraiser determine ARV