From our experience (PA) and that of our colleagues around the country- the general consensus for a modular to be considered "real estate" and not personal property it must :-Be a double wide home minimum-Be permanently affixed to a foundation.

I sent you a personal message, @Blake King.

House hacking will also give you some personal "property management" experience.

Others say it could be converted to personal use or considered a “not for profit rental” and I should not submit a Schedule E. 

Personally, I recommend Cape Coral.

I haven't taken the jump into personal rental property investing yet however I am licensed realtor in NJ.

Investors may develop their own personal portfolio of institutional properties across the country.

Have already screened at least 4 contractors, most were personal references.

Being new to the area does anyone have any recommendations on Houston REI meetup groups that meet in person or virtually?

I agree with the others that three months is way too long and indicates something is seriously wrong with the marketing.You (or the person marketing the property) need to really study the market and look for comparable homes (location, size, amenities, quality, price, etc.).