South East Texas should have a few experienced crews, so ask around locally or check reviews.One tip: make sure to prepare the new lot properly—things like leveling the ground and checking utility hookups are essential before the move.

What we typically see is a contractor trying to act as a bully as most homeowners are push overs.

That's of course something you could get the PM to do.Regardless, I would expect to spend more time "managing the manager" than in a typical PM-owner situation. 

It also doesn’t typically mean the overall premium goes down, as the other rating factors are increasing more and this tiny decrease is lost in the overall total.   

Due to personal faith based reason, I prefer to only invest in all cash deals that don't involve traditional financing (so typical passive RE options like syndications, RE funds with fixed returns, REITs etc are not a viable option for me).

Typically it is asking too much for rent, but it could be your advertising is poor or your property is not in good condition for that area."

Here in Hawaii, condotel (vacation rental condo) financing is different from typical condo financing, so important to work with a local lender.

First and foremost I have tried the typical solution of friends and family.

As for a lot of the "your returns will be better with more leverage" that is typically true if your unleveraged yield is higher than your cost of capital.  

Tenants typically stay that long because (a) the rents are way below market and they can't give up a good deal, or (b) they are bad tenants who enjoy the freedom of living under a weak landlord.