Remove your gf from the initial analysis.

On your other two points - The ARV is from recent comps in the area in the last 6 monthsThe rent is also very good/decent in the area (from Section 8 tenants) - approx $250/month of cash flow when you remove the mortgage etc.

I will make about 10 to 12k on this one he will make about 60k without putting up a dime.4. fix and flip  he put up 10k but we had to remove the tenant so its under rehab now.. same spread as the first one  he will get his 10k back and make about 30k I will make 10 to 12k for loaning in 100k for 6 months.. 5. cosmetic flip  cant recall the numbers but this one i funded 100% and its about done I will make my 10k and he thinks he will make 15 to 17k on a 30 day rehab prime area of his little berg.I also pay all the insurance he has to pay UTLS though and he has to put up EM which you know the mid west its a joke 200.00 bucks or 500.00 bucks..

It just makes sense removing the current conflict of interest that exist in the industry right now. 

Should I replace tiles with the luxury vinyl to look nicer (extra $1k to remove the tiles for such a small area, and vinyl would not be durable) or leave the tiles?

People date for years and then all hell breaks loose when they get married and move in together.

Then, they'll move out of the park and you can take steps to fix up the homes to sell them or remove them and find newer, used mobile homes to replace them. 

A loosely affiliated group of nomadic sailors would list their staterooms on AirBNB.  

Quote from @Carl Rowles: As a rule of thumb, I prefer to remove any tenant that is currently 20% below market or more.

Like a trust.LLCs do not open some magical door to more tax deductions.I tend to recommend LLCs where the properties are located, but then those LLCs are owned by a Wyoming multi-member LLC.But if you think that you can skip fixing that loose railing and hide behind an LLC when the tenant is injured, you'll regret it.