If its working and in safe operating condition.

Can anyone point me to a good MHP operator?

More than likely your best bet is to just keep everything the same. 

They can also work on getting their brokers license and open up shop.As far as qualifying buyer YOU BET I send them financials to fill out before jumping on a call with them.

If you cant refi my bet would be to pile up the cash in a separate account so that you can build up a nice down payment for another duplex. 

I bet most of these guys in your area would know just by the address what the potential for asbestos would be and possibly could alleviate your fears by a simple inspection. 

The installation of one or more portable space heaters shall not be used to achieve compliance with this section.Emergency Egress requirements- R310.1 Emergency escape and rescue required.Basements, habitable attics and every sleeping room shall have at least one operable emergency escape and rescue opening.

Does anyone any an example Operating Agreement for an LLC set up for a Self Directed IRA to invest in real estate?

Welcome to BP @Stefan Isenberg, It is refreshing to hear from someone how we are an easier marketplace to operate in. 

Not sure how he finds his lists, but I think your best bet is to find owners with equity.