For this reason I would highly recommend looking at multifamily greater than 5 units (that's the commercial lenders threshold; below that your income and job would be a factor).I am constantly looking in the Atlanta area, and although it might be hard to find a multifamily for ~$366k (the $110k / 30% -->typical amount down), you could always partner or participate in a syndication (crowdfunding).  

One would also need to to know the factors that would most influence your purchases.Do you have a business plan?

Keep in mind that your deal rate will be based on several factors 1) Using a quality list, 2) Getting the attention of your prospect (be creative with your mail pieces), 3) Entice them to call (use good copy - short copy will promote a higher response but less qualified leads and a long copy will promote less response but more qualified leads), 4) Be ConsistentIf you fail at any one of those, you're wasting money on direct mail.  

The industry standard formula to evaluate a park is# of lots x caps x 12 months x expense factor x lot rent ($)I understand it is basic and we should consider the market and etc. 

The numbers given by owners and agents may not always be in line with reality.This site is loaded with resources to help you gain knowledge with regards to determining an appropriate offer price as well the NOI (net operating income).Although the raw numbers of the deal are very important most deals have other factors that are worthy of consideration.

I have started factoring in the expansion of my emergency fund to my performance metric calculations (e.g. cash-on-cash).

Even if adult kids in the basement is a norm, adult kids with families in the basement is still not in my view.As the generation gets employed, forms families, and is able to save the downpayment, I think they will buy in many markets, they are just delayed some in my view by economic and other factors...

depends on if financing is involved or not...typically closing costs can be under $1000k if all cash deal (whether buying or selling)This doesnt factor in closing costs for realtor fees though

I'd be really interested to see how these investments last once you factor in a longer time horizon, allowing for theft and bad tenets to do damage...A house that cost only $50,000 that brings in $300/m sounds great, but...

As rates rise, cap rates and property values will tend to fall but of course there are lots of other factors that can impact and override those.