-Try asking for references at mobile home parks in your market- People that live in the park and are working on their home-Mobile home supply storesHope this helps you out!

I've referred her to several other people and she made more commission.

Sometimes they are referred to commercial loans.

I am referring to the following article:  Ultimate Rule: Better Tenants = Fewer Management ProblemsThe ultimate rule to help you reduce bad tenant situations is to lease to better tenants in the first place.

I have all the necessary letters, documents photos etc that show they are responsible for the total cost - responsible for the misdirected water - plus harassment & smoke screens  Lawyers I have asked have either waved it away as easy, or told me 'you can never win against a HOA'   Neither angle has been helpful not explained to me. 

Do you know specific books or other references that would support my research?

I've been a buy and hold landlord for a while and just recently got into lending and holding the paper (kind of the progression that Jay referred to). 

Its not easy in the Tampa Bay market.

By exposing it so broadly you may find a solution that works for you or you may refer the deal to someone else who has a solution and get paid a finder's fee.All of the states have different regulations as to "finder's fees." 

Commuting to your job is easy.