I don't want to put my family in a vulnerable financial position by obtaining a loan before having a full understanding of the financial landscape, costs, etc. of my future location. 

Then I'm vulnerable to lawsuits.

The only one with a major disadvantage is the unskilled operator going out of state ... not only do they not have the knowledge to optimize an investment strategy for the market conditions and this vulnerability shines like a big target on their forehead to the less scrupulous operators that can easily spot and take advantage of it, but they also have no means to learn or apply hands on control in order to execute such an optimal strategy.

If the eviction was due to misfortune, it's sad and it also means that they are even more vulnerable to future financial misfortune because it's tough to clear the problems they already had and stay ahead of rent.

I'm even interested in these 55 plus home parks as a long term living solution, though the space rents keep going up on these and they are vulnerable to development.

Or is this a liability issue (if a tenant were to fall and then sue me / IRA is that remaining money vulnerable?)

It just feels like taking advantage of someone who may be slightly desperate or vulnerable.

You don't have to be outrageous or con anyone.These issues are compounded dealing with low income people, might as well look at these "buyers" as a protected class, they are seen as the most vulnerable, least educated or business wise who may be the easiest to take advantage of,  just a fact.  

I'm looking for investors to share what may seem to be a very vulnerable situation.

It will be the most vulnerable investor though that will get hurt.