If you're looking a property in that area you better investigate in person (not from Google street maps).

We've investigated several and weren't terribly impressed with the people working for the processors.

I use the state Bureau of Investigation for the last place the tenant lived.

If it is the water table I would defiantly pass on the property although you would need to investigate further.

If there is a local economic shock, or if interest rates ever increase, or if the general US economy and investor sentiment declines, then the cap rates will go back up and the value of their properties will drop quite a bit.So, the moral of the story is to investigate these interesting outer edge markets, but make sure you know what you are doing and get a proportionately higher risk-adjusted return.  

I’ll do some further investigating and most likely the in person visit will help me decide.

You probably can draw the equity from your existing property to get the capital needed for acquiring more but I would recommend you investigate this further by putting a thread in the lending forum.

Don't see anything mentioned about you investigating their Standard Operating Procedures, so you know what to expect from their services?

A lot of investors make the mistake of contacting private investigators.

Successful negotiation - assuming you are good at the prior skills, you will still need to understand valuation of parks, so the end result is an acquisition of a park at a fair price.Due diligence - Understanding what items to investigate and how to navigate the process to eliminate surprises.