If its inside city limits, its usually a city planning and zoning department or some such.

•What types of properties do you usually focus on—short-term or long-term rentals?

they will not usually do garage conversions.  

I start with cleaning and repairs, then I apply it towards utilities, legal fees, late fees, and rent, usually in that order.I also have a holdover clause that says the tenant is charged 4x of the monthly rent, prorated daily if they hold onto the property after lease termination.

Park rules are usually much more restrictive than even houses in HOAs because mobile homes and RVs are close together, and have older residents who are nosy and particular.

The tenant's rep split in the Austin metro market is usually 30% but that varies as well.

He said that they're usually very competitive for properties this size.

I've seen this done and sold as well while there was loan. it's a partial release and two new legal descriptions. let me know if I can help in any way 

You'll usually have to pay something for PM if you don't live in the area, but still way cheaper. 

Many new investors claim to have analysis paralysis, but that's usually an excuse for either a lack of confidence (you need more meetups and more authentic relationships with other real estate investors) or shiny object syndrome (you want to house hack, but you like apartments, but also flipping, and what about storage).