I run into this all the time, the major player's in the metroplex usually don't service the northern parts of even Denton County at times.

I think using a local certified property management service helps keep a lid on a lot of the issues revolving around over occupied properties, loud parties and problems with the neighbors.

We have had several people interested in the home and have said that we did a great job of getting it ready to sell, but when they talk with the park owner about the lot fee he said he would raise the lot fee by $200 and he does not provide any services. 

It can be $100 to $500 an hour or more (New York ;-) Anyway, you need a basic attorney service (closings, reading contracts, advice) so it should be on the low end for your area.

Not running a laundry service or even doing laundry for their boyfriend or parents for "free". 

I save invoices from service providers like contractors, plumbers, etc.

I would research and find good companies that provide the rental services you are seeking. 

I’m a wholesaler In Texas that Is wanting to expand services to out of state wholesale transactions.

It makes me nervous with some of these services that rely on the tenant to input the data (which you do not have an opportunity to verify). 

My recomendation is get a full service PM, if you are making this decision, Im not sure what you are paying a PM for, you should be able to find a decent PM in that market for 7-9% and never have to review an application, to me  if you are doing the screening, what are you paying for?