Keep in mind that if your buyer is also going to be taking out another loan to cover all or some of his portion of the payment of the balance to you, the lending institution is going to want you to take a subordinate position to their first-lien note. 

I was thinking more southern states that have lower maintainence(no snow to plow).

I want to ensure it's maintained properly without tenants fighting over it.

"Starting with nothing or very little is possible but Very hard. on the positive side you will find a strong network of Baltimore area investors here on BP and there are lots of investor groups in the area to network with other investors in person.

You'll maintain your tax free gain if you stay under the 3yr mark. 

I would recommend 1) positioning yourself in ready to buy position 2) contacting other commercial brokers in your area to get on a buyer list (make it known that you are financially ready to purchase) 3) research MHP owners and contact them directly 4) go to local MHP association meetings to network

However I take a different position here.  

Rent appreciation will eventually make the property cash flow positive, but you must be financially prepared for negative cash flow.You can look for a property that is in need of a rehab. 

One thing that helped me maintain sanity during showings is I made an informal screening questionnaire on Google Sheets and asked everyone who showed interest to fill it  out.

Will the property be cash flow positive?