Daily on site supervision, shopping quotes for best prices, evaluating construction talent and building my new team around me which included a combination of skilled and unskilled labor.

MHP Parks are trading anywhere between a 10% - 13% cap rate so make sure you crunch the numbers and that you are in that range. 

VersusCons:5 separate closings, so 5 title searches, 5 closing Attonery fees, 5 negotiations, possibly 5 different sellers to deal with, 5 locations unless you buy a row of homes which is normally unlikely, possibly multiple PM’s due to location or skill set of PM, 5 insurance premiums.  5 transactions to sell it as well. 

Buying out of state forces you to learn all of the skills that you will need to scale, no matter where you are based e.g. delegation, hiring and managing a team, etc.In terms of selecting a market the most critical element is whether or not it cashflow.

You're buying the future cashflows of the property so a corporate signature McDonald's is going to trade for a similar CAP rate across the country, all other things equal ( term remaining, scheduled increases, NNN or Absolute, etc.)If you are looking at some kind of local single or multi tenant building, then your local market will have a larger effect to factor for likelihood of replacing a tenant should they leave.

Be able to close transactions and not re-trade and always provide feedback. 

Wholesaling is an option to get started and requires much less capital BUT it's extremely difficult and requires many of the same skills as a commission only sales job.

For the Section 469(c)(7) relief provision, personal services performed as an employee are not treated as performed in a real property trade or business unless the employee owns more than 5% of the employer for the entire year [IRC Sec. 469(c)(7)(D)(ii); Reg. 1.469-9(c)(5)].

I'm a commercial and Film video editor by trade.

It's perfectly fine to work with friends and family but I would advise you to pick a full time agent to make sure they're competent in the market and have the skills to negotiate the best deal for you.