My options on what to do next is do I go it alone, buy a decent house, and manage it myself or use an established turnkey/PM with a good reputation in the area?

@Adeeb K. you will be much better served to find a local window manufacturer to buy from, especially for rental properties.

FHA got this reputation for being crazy unreasonable in the lead up to the crash.

Confirm that the provider has a pristine reputation (e.g.

Real property includes rental buildings, office and store buildings, manufacturing plants, warehouses, and land.

Still two units, but it brings up my next point...Second, these look A LOT like manufactured homes.

Those "investors" tend to get a bad reputation quickly and find it hard to network and partner in our small market. 

I gave him an extra 8k off of what I knew I could get, because I wanted to add value to his business, and build a good reputation.

After that date, they are considered "manufactured homes". $10k/acre is for raw land. 

That should cover most of what you need to know.The relevant sections of the law (in Texas) are: Texas Property Code•Chapter 24 (Forcible Entry & Detainer)•Chapter 54 (LL's Lien)•Chapter 91 (General Provisions)•Chapter 92 (Residential Tenancies)•Chapter 93 (Commercial Tenancies)•Chapter 94 (Manufactured Homes)•Chapter 301 (Fair Housing)Texas Rules of Civil Procedure•Rules 509 – 510Most will *not* apply to every case, so don't get intimidated.