They key here is to build a relationship.

The data tables in excel opened up a whole new world to me so you are preaching to the choir about IRR sensitivity. 

Excellent!

Would love to get any relevant feed back from the experts in this community.What I bring:-Broker relationships with detailed notes in Little Rock, ability to get brokers to call owners of specific properties about potentially selling in many cases.

I believe PM is very important as this is " out of state"so I want to build trust and have a long term relationship. 

Some banks have different requirements, but two that I work with structure loans as follows:Bank 1:  is a local portfolio lender, requires a 6 month season period, does 15-20 year notes with 5 year variable interest, super quick turn around on refinancesBank 2: is a credit union that does commercial loans, doesn't require a seasoning period, but does require a lease to be in place, does 15-30 year notes, rates vary depending on note term, and they will allow a 10 year period before the rate changes, super slow turn around on refinancesI opt for option 1 because I don't like to be slowed down for 3-4 months waiting for a refi, but I also have a great relationship with my bank, and tell them what other lenders are doing and see how closely they can match the competition. 

Typically if the parks are kept in good shape and you pro-actively build a relationship with zoning/dept of health you should see fewer issues. 

Sellers are motivated and the numbers are looking excellent on a 5 unit commercial property!

I dont know your relationship with your tenant, but I wouldnt do it.

I'm sure your future wife will appreciate the A class neighborhood (better way to start the relationship!