They say that the money raised will go toward reserves. 

Listen, I know you have to make money as no business can be sustained without income. 

Finding private money lenders out side of that takes time as you need to build your relationship with them so that they know, like and trust you AND they know you have experience in real estate.

Nothing is the top niche because it's highly dependent on what you are interested in, who you know in that class, what your goals are, and how much money you have to invest in your education and/or assets.In general, no one new to investing should start with mobile home parks just from an operations and capital standpoint.

Has anyone come across any issues with insurance being enforceable if they transfer over a property from a personal name to LLC with a loan on it?

It's worth a little money to prevent damage if they're being uncooperative.

If instead the building is owned entirely by a single person/entity adding, an additional unit is not relevant to TICs or HOAs.

Remember this little nugget: There are 3 things you need to do to win the money game.1.

Also with using little money down with not a big monthly payment?

Go with what your tax person recommends.