However, in some cities, getting work permits is difficult and slow so it can really hurt the investors' timeline through no fault of their own.

I have always had an interest in flipping houses because I get really excited to see run-down houses, walk through them, and come up with a design plan.

Thank you@Brian Lubeck I believe you need to call the local DMV for where your trailers are located and go through the process for a replacement title.

I am going to have to have my realtor make an addendum to the lease. the tenant has been paying for utilities up until this point. has anyone ever been through this?

Start by leveraging what you already have—consider tapping into equity through a HELOC, house hacking again with an FHA loan, or increasing cash flow by converting a unit to a short-term rental.

Specifically I am trying to figure out the best vehicle through which to conduct our REI.

I've been through situations like this.Hopefully the family pays rent and this becomes a non-issue.If they don't pay the rent, you need to be understanding and kind, but firm.  

They normally do a very poor job that will have to be corrected later - drips on the floor, doors walls and molding, poor job of cutting in, bleed through on the walls.

I'm looking at buying turnkey (through a well known provider on BP), and would like an independent property inspector.

That means YES, they are actually with people sitting down and scrolling through new listings every day looking for people to tag.