My intention is to do a contract for deed/rent to own deal like my mentor does, the reason being that I'd still have his mentorship in the process, great cashflow, and very low level of maintenance as I'll be around a hour away for college.

So, you're way ahead of most new to real  estate.In recent years we've had a frenzy of new laws at the federal level, mostly with financing, tax changes and settlements.

The TKP or seller will smell blood.

In the end, I never had to move or sell my house, I kept most of the rental property (for some reason she didn't think they were worth much or didn't want to deal with them), and was used to living on almost nothing, so once it was all over, it was like all of a sudden having a large amount in extra cash each month because it wasn't being spent immediately upon hitting the bank account. as a result of maintaining a level headed relationship with my ex however, we didn't need to liquidate or sell the business we still have (as our lawyers were trying to convince us to do)... hopefully in the end things will become very good for you also.   

I make my living talking on the phone, which is my comfort level. 

In your opinion, what level accuracy do you expect when it comes to estimating repairs? 

I would imagine that these folks have a high level of motivation. 

If you have enough other resources to cover any issues which may arise, then weigh that against what it would take to get the rents up to market level or higher.2.

As far as I know modulars have state level permit, I haven't heard any federal level, means that the mod co needs to get state approval for all states to do this.

I have had my tested as part of the building inspection and the levels are fine.I do understand I need to disclose those levels to prospective tenants; however, I also believe I have to register these results with the state.