From working on these projects and interacting with care providers, charities, and government sources, one thing I've learned is that assistance for people (like your tenant) is out there.This helps you because it means that more appropriate housing for him may be available allowing you to place a better tenant at a higher rent, or that someone other than you or your maintenance man could help with cleaning.It will take a little time and effort on your part but will be worth it because of either the increased rent from another tenant or the overall improvement to your property.* Plus you don't risk running into any potential issues requiring lawyers.

I'm looking at a manufactured housing deal in a normal neighborhood in San Diego (not a mobile home park) and wondering what type of value discount is appropriate compared to a property with conventional construction.

Would syndication be appropriate here?

Collecting an appropriate security deposit at lease signing and then enforcing the rent due date at the start of the month takes the emotion out of the process.  

In your case where you are not "managing" the project, a percentage would be irrelevant, and not appropriate.  

    Given these are primarily single family and duplexes, the appropriate value is typically not calculated using rents or cash-flow related methods, but simply by doing an appraisal using comparable properties sale prices.  

Has anyone had any experience with a live in manager/partner (my partner wants to live in the Houston property and pay me appropriately for tenancy)?

If I have a rental where a walk in shower was appropriate and the unit already had a tub, I would go with a custom tile shower base over a shower pan.  

Although he has regarded trust in you, you still need to advise him appropriately (maybe you both can split the fee for the services.

If you leave your contact info I will pass it on to the appropriate parties.Good luck here,