This is especially true if you're in a situation like mine where you're balancing a W2, perhaps a family life, and perhaps some hobbies as well

There are a few 'tried and true' investor favored markets that tend to fall on out of state investing lists for reasons that are mostly all numbered based. 

I could have stopped there and received about $1200/Mo in true cash flow, Awesome deal.

When you first apply you'll estimate what you think your home is worth and that will be your initial estimated LTV but once your appraisal is completed the true LTV will be calculated.

15 years doing hair has been lovely but it is not my passion.

Is this true?

This is absolutely true for our local market.

Exorbitant up-front fees, lack of references, and "too-good-to-be-true" terms.2.

They do this either by lying about the true value of the property or by finding sellers who are so desperate to get out of a bad situation that they'll take a bad offer just to put out whatever fire is going on around them.For the record, Mass law is crystal clear. 

You can look at their true costs, the condition of the park for Capex needs, the reservations that happen, leases that may exist, get inspections - I'm sure you know all this.