If caught, best case scenario is you'd get a cease and desist letter from the state regulator and probably fined. 0% chance this is worth it.

How does a 1031 exchange work in this scenario?

Great advice on the tenant friendly state, I have studying deals in OH (which seems to be common theme on here lol) along with PA.

I have had a couple rep me who seemed to be familiar and be able to answer questions on restrictions so I wasn't sure if this was common or standard practice. 

really the only thing in common with them is the homes are Mobile.MHP much easier to manage day to day.RV park lots of management issues also with RV the chems in the RV's are strong and it can affect how you deal with Grey water and sewage.. many RV parks though turn into MHP if the authorities just let the RVS stay and never move..

100% I have had many scenarios where an investor wants to do a high LTV loan even though I am suggesting not to pursue this and they end up having to sell because they cannot refinance without coming with funds to close.

So if it's a break-even scenario, why hire a PM? 

Considering your goal of house hacking a duplex, while FHA loans are common for first-timers, there are alternative financing options to explore:Conventional Loans: Need more credit and down payment, but offer flexibility. 203K Loans: Ideal for fixer-upper duplexes, bundling purchase and renovation costs.VA Loans: Great for vets—no down payment, competitive rates, and no mortgage insurance.Portfolio Loans: Private lenders, good for unconventional income or credit histories.Hard Money Loans: Quick, high-interest, good for investments or major renovations.With $30,000, mix it up—use it for a down payment, maybe pair with a conventional or FHA loan.

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Just play close to the vest, please use common sense, no one loves your $$ more than you, be smart and always pay attention and ask questions tol you are satisfied if something does not make sense!!!