There is a strong sentiment that to be a good buy and hold rental deal it must be a cheaper off market deal.. is that true?

There is a strong sentiment here for self management even if remote.

Columbus, Ohio is very strong and they are really building up the city so new people moving in every day.

When the market is strong cap rates get lower, and when the market corrects (like it did in 2007-2010) cap rates get higher. 

This does not suit well with getting a strong loan.

You will always have a strong rental pool here.

Dealing with crisis situations is my speciality, as well as, strong communication skills.

But, I would strongly suggest that you use the deal analyzer that is built into BP; it's a great starting place.You made a comment about how it looks like it's easy to find money.

You can find out which banks have a strong appetite for parks by asking the MH/RV brokers in your area, networking through other owners of parks in your area, or simply obtain list of the smaller banks in your area and just calling them to see if they are bullish on parks. 

Negative cash flow would be my biggest red flag on this deal, unless you have a strong plan to bring it to positive cash flow.