After many years of learning and saving, I'm finally in a position to pursue my first rental property out of state within the next 1-2months and want to make sure I'm budgeting correctly and have enough reserves/extra cushioning so that there no surprised at the closing table.

You seem to have a good handle on what assets you bring to the table for your investments (time & money being important assets).Buying in cash doesn't equal a passive investment.

Tomorrow, we will be meeting with @Kiera Underwood and her team (Table Investments).

I was afraid of bringing all cash to the table due to the amount of work that needs to be done to the park. 

Again, I'm sure I've left money on the table by being lazy, but it's been pretty fun to watch the portfolio grow little by little.I love talking about this stuff (especially seeing a young guy trying to put himself into a better position). 

They get the Seller and Buyer commission if they list it AND bring a buyer to the table. 

What are you expected to bring to the table here? 

Most will require some skin in the game - bring capital to the table, not only the deal.

A for effort though.FHA mortgages are typically 3.50% down, and if you refinance to conventional (I'm giving you hypothetical possibility than it CAN happen), you would probably need to bring 10+% equity to the table, which is the same as needing cash for a down payment. 

I always lead with, "So tell me a little bit about the property." and just see what info they will put on the table.