You are rarely, if ever, in a position of so much power that you can categorically refuse negotiation.

I think I am going to focus on Memphis (although I am open to learning from out of state investors that have portfolio from multiple states).

I am apprehensive about getting involved with family matters that focus around business matters, especially when they have six-figures in the equation but she was adamant for me assist.

One also need to focus on appreciation as some areas have close to below inflation rate for sometime.....The condition of newer properties will reduce the repairs/maintenance cost to a great degree.

I focus on Independence rentals, myself.

My long-term plan is to focus on acquiring more buy-and-hold real estate with good cash flow. 

That's a powerful thing.I'd start working on your personal finances first.

@Shawn Harvey depends on the ROI of my capital and time, but general speaking I would only focus on running a MHP park and not renting individual homes.  

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

A marginally a-float blue collar worker, with a family, at least one job does not have the time, focus or financials to maintain or especially remodel a home (work for equity).The long a go Gurus touting the virtues of buying super cheap junkers, with zero rehab advertise rent to own, or directly into Contract for Deed, zero rehab, put folks into those homes.