Editor linked by Kilgore didn't worked for me.
Probably because you didn't download server. You have to download BOTH client+mapper and server to use 2238 Mapper:
http://fo2238.fodev.net/source/FOnline2238.client+mapper.ziphttp://fo2238.fodev.net/source/FOnline2238.server+tools.zipBecause Mapper uses some server files, like item protos. It can't work without them.
You shouldn't use Mapper from tutorial, because many items, scripts, dialogs etc are different. Reloaded is a fork of 2238, so it's much more compatible with 2238 than with the original FOnline SDK.
What I think would be better, would be the Mapper (and other tools) with FOnline Reloaded protos and other files required by them in a single package - updated sometimes (I think that should be standard way of doing it by any closed source server that wants some help with content creation, but for some reason nobody is doing it - maybe nobody needs help).