I am looking for a reputable contractor that works with investors in order to remodel an investment property. 

@Josane CumandalaAnother reputable company is IRA Services Trust Company.

That said, based on the info provided, and being in So Cal myself, I would replace them all, reframe the Arch out to rectangle keeping the largest opening for light and view purposes, and get a bid on several window manufacturers for best pricing.Design and quality of your finishes will play a big role in your exit value.

A couple of the lease rates are below market rent/sq ft, so while I'd like to bump those up a small amount as they've never been raised, I also don't want to immediately have a bad reputation with those tenants.Suggestions or past experiences?

I can vouch for three of the people on this thread with great reputations.

Hey everyone,I need to submit plans to WA State Labor and Industries to remodel a Manufactured Home.

Of course you want to make sure the team you work with his reputable and trustworthy.All best in your REI!

These reputable lenders send a loan signing agent to me, on my hours.

He appreciated having a nice home to live in, even though it was in a rough neighborhood and had a reputation. 

Getting answers to those questions will determine the amount of capital reserves you'll need to bring in addition to the down payment, but I'd guess at a minimum you'll need $15k, which drop your returns to the single digits until you can increase rents.I'm not 100% sure of the legality of the county's laws regarding sun setting lots, but you could reach out to the state's manufactured housing association and potentially get the two lots back if you agree to infill them with new units.