This is an investment like any other and you need to find a "Risk, Reward" balance you are comfortable. 

Everyone has different strategies and goals though so just make sure that you are comfortable in whatever investment decisions you make.Good Luck!

My gut and general advice tells me don't mess with small homes but I wanted to see what others would feel comfortable doing in this situation. 

I would be comfortable with Rheem, Lennox, Trane.

When it is real hot I feel I have possibly made the tenants more comfortable.  

Never should one 'sweat' a tenant's payment, but rather should be comfortable taking appropriate action towards a non-paying tenant when the legal time comes.

Those questions are important in understanding strategy and how you are going to create a time efficient system that allows that specific investor to be comfortable enough to buy property from you.

I would also recommend finding a manager that is comfortable working with the local housing authority and understands all of the rules and regulations.  

But I'd rather live a radical life outside of my comfort zone than die in my lazy boy.

And I've found a deal I'm comfortable pursuing.