Your rate will also be high and maybe 2-3 points cost.

That's highly unlikely to work!

This means competition is highly aggressive here in metro Atlanta.

The owner is a master plumber and his company is licensed in all mechanicals and he has dozens of subs that do the high quality finish. 

And a second one for $7000 where I got about 3 months into it and did the live calls but could never get my questions answered and finally they were just pressuring me to buy properties that were several million dollars and telling me I needed to figure out how to borrow $700,000 or more dollars to get the down payment and I just quit.

Doing arbitrage.The risk is too high for most people.

First off  you have a CRIME FREE /Drug Free addendum on each tenant that lives in your rental.If you notice suspicious activity or have reports of the same you give tenant notice of high traffic / volume of people to unit as notice to cure.. if this continues or you see or smell drugs you give notice of non-compliance and lease termination. yes you can ask police for advise.. but your main goal is to limit the calls police have to make to your property so you don't want to be listed as a nuisance property. but if the issues warrants it yes call the cops and if a neighboring unit is worried tell them to call the cops sometimes you have to have a record of police calls to verify the issue so you can write up infraction for eviction action..

Have around 100 MHP- About half with waste water treatment plants.

For a hands on investor it can be a goodwill gesture to bring blankets and water and check on your tenants and the property. 

There is water intrusion and potential structural damage, as detailed in the inspection report that I received from the seller.