Like, digging into specific sub-markets and getting that super detailed intel requires more than just surface-level stuff.

A good lender or loan officer will see your specific financial profile, tell you what is and isnt possible, and ultimately should give you suggestions on what to aim for and focus on so that you can get what you need to eventually be ready to purchase. 

Have something specific in mind?

While I have basic underwriting skills for mobile home parks, I would like to gain a working knowledge of the specific steps needed to make a solid offer on an RV park.

Let them know - as specifically as possible - what you are trying to achieve.

Additionally, you can charge them a pet deposit and pet rent, as well as call it out specifically in the lease in the additional notes section (i.e.

Speaking with a local real estate expert, particularly one who has knowledge with VA loans, can help you receive information that is specific to your case and the status of the market.

Thinking free food and drinks but want to be able to add value.

Connect with some of those Nashville and Tennessee Facebook investor groups and ask this question there since it's so market specific.

Even then, OOS REI will come with some significant challenges...Specifically, one of the MANY reasons OOS REI is so difficult (esp. for beginners) is that it requires you to assemble, manage, and incentivize a team of people you'll be completely reliant on from hundreds of miles away (sometimes without even meeting those people face to face).