This will help to minimize legal liability and any concerns that could arise regarding employee theft (We plan to retroactively count the RV rooftops present at noon each recorded day (every 30 days), and compare it to the park management software/bank statements as a system of checks and balances.

I am saving for my own personal residence as I have never owned before, but don't really know the different consequences I may face if I do an investment property first (concern related to my debt-to-income etc...) and how it may affect me trying to get a personal mortgage later. 

I'm familiar with standard lease agreements but cant help but feel like I'll be leaving something out that pertains to students.

While it’s true that most agents gauge a potential client’s seriousness by the existence or absence of a pre-approval letter, I think you can ease concerns by being honest with agents and voicing a preference to receive a lender recommendation from a trusted partner - which is what your agent should be from beginning to close.

My 1st offer already pissed him off, so I’m not concerned about that.

But as was already pointed out, many don't want a referral fee but are more concerned with recommending a good company to their clients. 

I also BELIEVE their biggest concern is tax liability shifting.

Personally the most effective bet is too call other local PM companies yourself because only you can truly express your concerns and maybe get better pricing.It should only take 15 mins per call.

Back wooden fence belongs to my back neighbor which I am not concerned about now

One of the policies we saw had the breed exclusion that said something like... the breed exclusion applies if the dog breed is declared a dangerous breed in that city, state, etc or any surrounding municipality.Literally the city next to the one in question has a dog breed ban that they don't really enforce but as far as I'm concerned would open the door to a dog bite liability claim being denied.