There was a hail storm this spring and evidently that has kept them so busy that even highly rated (expensive) contractors wont even call me back.  

I wonder if the thought is that by replacing those tenants, my maintenance and repair expenses drop, thus increasing the NOI and value.

Cosmetic work is easy to do and not too expensive.   

I'm not as experienced as most here but to me your expenses look too low, 3% vacancy and 1% CapEx especially.

I've been searching all over California (I live here, just north of LA) and there are some pockets where the properties aren't massively expensive.

However, you can still create your own LLC or Sub Chapter S Corp through which can you run the income through and still deduct your investment-related business expenses through. 

Ventless dryers tend to be only available on high-end (Bosch / Meile) machines, which are very expensive.

As you know, homes are very expensive here, with the exception of some foreclosed and auction homes I've come across. 

Make sure your repair expense is correct because mobile homes are anywhere from 15% - 20% higher then single families.

When I bought my business, the other owner had a CPA, intimately involved in his business, so I have to decide whether to have one CPA for everything, one CPA for each business, which will be more expensive.