Off market deals usually have nonrefundable deposits and a clunkier process that isn't as suited for out of state people until they have good contacts in the area to evaluate the property (mostly contractors that feel comfortable evaluating projects for you).

Best Sellers to TargetThis will make deals more difficult to come by however, since many sellers may opt to wait until interest rates decrease and cap rates follow suit in the coming years to get a higher price on their properties if they are not being forced to sell at this time.

My first property was a duplex, and then a year or so later she bought her house, and we moved in together living in MIL suite basement and rented out the rest of the house.

I think 7-10yr balloon would better suit a note buyer if you go that route.

They often won’t tell you about problems until it affects their wallet, and they’ll flat-out lie if it suits their needs.

I understand there are some protections that go along with it with all the law suits going around but hardly doubt they would go after an office with two agents in it.

But theses people were in large part those with means, so all it takes is the lawyers to whoop people up enough and it's a tornado of suits upon suits upon suits. 

If you have no experience in commercial real estate, much less mobile home park management, this is an intricate business not well-suited for out-of-state when you are getting started.

Do you have any suggestions that may suit my criteria a little more?

I am primarily hosting traveling medical personnel because there is a lot of demand for these professionals in our area and because my units are suited to their needs.