I think you are wise to invest locally because you can learn you market the more easily that way. 

If they are professional, they can explain this quickly and easily.

They deteriorate easily and very difficult or not cost effective to fix them at all if property shifts. 

We could just as easily encounter a crazy shooter in the middle of the grocery store.

I would only consider 2+ acre sites as they tend to have more demand-Move and setup costs-Septic anywhere from $5-12k-Moving waterline to the property-Rehab of the MH interiorYou could easily be into the deal for $30-40K plus the $15K you could have walked away withAdditionally, the end buyer for this property will be a homeowner and most buyer in that range will be looking for low downpayment financing such as FHA and USDA. 

Can also do it pretty easily in excel.

I'm only seeing homes in small towns on county roads that I'd never buy for easily finding top renters reasons. 

Nice house and should sell easily in its current condition.

@Cheryl J McGrath there are many calculators, spreadsheets, and resources out there for analyzing properties, but there's no fool-proof app that can tell an investor everything they need to know about a property--because REI involves a LOT more than just data.For instance, a musty smell in the basement caused by water intrusion, a neighbor with a loud barking dog, a floorplan that's awkward but that could easily be re-arranged, significant settling, the location of load-bearing walls, the routing of electric, HVAC ducts, and plumbing  --these are just a few of the MANY factors that might cause me to buy (or not buy) a property, but none of these factors will be conveyed in data or on an app. 

I even have an office I could rent out as an additional bedroom but with the AirBnB and roomate it easily covers my mortgage for a 2020 build.