“Josh, I feel you on this one—it’s a tough spot to be in, but let me tell you, these situations are where the real players in this game prove their mettle.

Real estate is a long term game once you understand that it gets easier my friend .

I'd like to get a few properties in my portfolio, continue to network and learn the game and then transition into finding, funding, rehabbing and closing my own deals. 

Because this clause wasn't in the lease agreement,You hear these kinds of excuses and explanations (vary by circumstances) everywhere you go nowadays.We're becoming a nation where the Law is subject to personal excuses by indviduals that aren't suposed to interpret laws.

You are absolutely correct that expense ratios can vary significantly, particularly for smaller MHP assets.

Also, do hard money lenders vary from states?

There are so many plays to run in this game I don't have time to type them all. 

Considering traveling nurses/workers, as well as seasonal rental for ND home games (also a huge Fighting Irish family).

With strong rental demand near hospitals and colleges, plus California’s pro-ADU laws making approvals easier, this strategy can be a game-changer.

One tip is to start looking into meetups to connect with investors / others in the REI game (in person/online).