I recommend setting up keyword alerts for each area as they are discussed in the forums daily with advertisements posted in the BiggerPockets marketplace hourly.One thing to note when looking at the individual markets, you can make or loose money in any market.

One thing I would consider is continuing to educate yourself around the daily tasks you're doing, learning new skills and developing new talents.

Look for ways to maximize frugality in your daily life over the next year or so, and suddenly you will have many more opportunities to choose from. 

Those items are degrading by a tiny percentage daily...so be prepared by having the CAPEX for it over time.

So at that cost, I would consider using this as not only someone to review the contract, but also negotiate for you, schedule any inspections (and be there, if you are an Hour away), also know the transaction process and local area better than most, since they are active in it daily?

Sure if you want cash flow only, CA isn't your cup of tea. 

I would use a portion of it to purchase another property and once you get that in order, then seek other options again, assuming you have a daily job and acquiring multiple properties at a time might be too much of time commitment.

Also, there are cases where the expenses will be higher, particularly in an RV park that has a large amenity package and daily RV traffic.

I try to educate myself daily, via podcasts or audio books, whenever I can so when I am financially ready I can invest with some knowledge.

Your selling point to him is that while he will be receiving less per month, you are freeing him from the daily tenants and toilets hassles that inevitably arise.