I got pre approval from https://www.loanguys.com and I am having a lawyer look over any additional documentation before I sign, but something in my gut is telling me to avoid them.

You are in California (and guessing the property is)...contact a lawyer that specializes in evictions. 

I also have a real estate lawyer in the Texas City area that will do transactions for a very reasonable price.

Our lawyer was not fast enough

Also how do you suggest us new comers who are in this to create financial security and may not have 650$ to have a lawyer do the assignment paper work done go about getting this done?

Trailing Documents: As for the QCD trailing, that is because the seller had to have their lawyers draft it; it is a bummer that they sent it USPS; we didn't have any control over that. 

talk to the dept of health first (records requirements etc), establish what upgrades/maintenance required, line up a reliable repair/handyman/type person, consult lawyer, and then make your offer, see if you can buy the land it's on via lot line adjustment (ideal scenario). a lot to be aware of, such as system upgrades or county code changes bringing in the requirement to add metered connections to an older small system, for just one example.Otherwise- owner doesn't want to manage, I doubt you really do either but could be wrong. 

Lawyers may have to be involved, thus delaying and complicating the process, however, as long as nothing was done with intent of causing whatever caused the claim, they'll cover it.

I would consult a real estate lawyer since I am not one. 

If you are doing management and tenant placement yourself then you should have a lawyer prepare a Lease Agreement (i.e., "tenant contract") for you.