Deonte,Welcome - you can go to a reputable Title Company/Attorney and they will almost always send you a Purchase Agreement for free.

While @Marcia Maynard gives solid advice, WA has a reputation for being super tenant-friendly; whereas my experience in NH is that our courts are less inclined to tell landlords what they can and can't do with their own property, so long as the proper procedures are followed precisely and the landlord adheres fully to all applicable statutes.If the tenants are in a lease term, they can not be evicted for cause not stemming from violation of lease provisions, nor should they be; as they entered into that lease in good faith that they would have a place to live at least until the expiration of the term.

The scenario you described about PM’s operating in a way that allows them to place tenants often in order to make more money is certainly possible but those PM companies will destroy their reputation......and there are a lot of them out there that have already have this reputation.

reviews and will not ping you in general if we have that or similar).SUPER EXTRA BONUS HINT: You already moved those down payment funds from your "business" checking account into your "personal" checking account 3+ months ago, so I'm not going to have to ask your CPA to write a letter "promising" that the use of "business" funds for your down payment will not impact your business operations (mini hint: no reputable CPA is going to write that letter FYI, see above about insurance...).Your self-prepared ("stated income") 2019 YTD P&L shows that you're doing even better than you were in 2018 or 2017.If you did ALL of the above including the super extra bonus hint: Then I'm over 60% sure that your 2018 taxes will be the ONLY basis of your income calculation, assuming of course an above-average competence lender local to the state where you are buying real estate.

In exchange, the turneky company is the one that benefits from the spread between what they put into the prop and the market price they sell to you at (should be market price, a reputable company won't inflate their values and third-party appraisals should back up their prices).

He owns 30 properties but its in a market 2 hrs north and heavily influenced by manufacturing (Fiat Chrysler, GM, and Haynes International Steel).

Does anyone have any reputable recs that can take on a job this size?

I'm hoping that some of the friendly BPers who deal with manufactured homes will offer advice, tips, resources, etc.

I set an appointment with a lender who had a great reputation in my city.

Someone with a good reputation and would have more to lose if you started bad mouthing them for lying and cheating.