If you are working with her, you should submit your offer to her and sign a contract.

If you are going to finance work on getting a pre-approval loan letter from somebody and include a copy of it in the offers you submit.  

I would add the addition handrail and if she insists on adding the runner, let her, but state in your documentation that you did not approve it nor are you going to pay for it.  

This way you can advertise have tenants submit work request, accept payments, and create a monthly schedule for rent rolls, etc.

You will need to use an agent if the property is listed on the MLS only because they would have to submit your offer, but if you are paying cash for properties and a seller contacts you directly then draft up a purchase contract that you have an attorney review, then send it over to a reputable title company to handle the transaction.

My first step would be to contact the local building authority and see what documentation and process they take to approve a mobile home park.

I'm just wondering what are the typical documents that a legitimate company will ask for?

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Sounds like you are only a few documents away from setting it up as a proper property management company.

I accepted an application from a prospective tenant who, after submitting the application and paying for the credit history and background checks, told me that the earliest move-in they can do is April 12.