The biggest issue is that it sounds like you are failing to inspect the property.

As a landlord, I know the biggest headaches I face is when I have to turn and show a unit, so maybe catching one at that point will yield a deal from someone who is "sick of it"

Aside from providing the basics (ie. listing tool to get the property published to 10+ major sites, scheduling tool to schedule viewings, tenant screening with comprehensive applications -- pulled reports from TransUnion, which include nationwide criminal background checks + credit checks + eviction history, digital lease creation tool, rent collection tool, and maintenance tracking tool), your tenants have additional capabilities which makes it an easier sell on your end when getting them to transition over (ie. their ability to report on-time rent payments to the credit bureaus; this can create an added incentive for making sure they pay that rent on time).

If you don't have a local mentor find someone doing what you want to do that you really like and become their best friend and biggest supporter.

My biggest limiting factor was income as I was unemployed while still in school.

It's the biggest task I have on my plate for the upcoming years and I have somewhat of a plan, but still trying to figure out the best and most efficient way to get good used homes into m parks at an affordable price.  

There might be tax incentives to buying an investment property in a certain area but there aren't really solutions for downpayments.  

Negative cash flow would be my biggest red flag on this deal, unless you have a strong plan to bring it to positive cash flow.

Interest rate shouldn't be the biggest concern, qualification and then terms (amortization, balloon, ARM or fixed) and then interest rate to back into profitability is the way I look at it.

Biggest piece of advice is to make sure the numbers work BOTH as a house hack and pure rental.