@Vitali Ganon Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I am leaning toward the doublewides for longevity and lower turn over purposes.

You have to follow the required eviction proceedings  as required by Texas or she will be in the house living rent free for a long time. 

I'm now considering switching to Zest PM, which is owned by Tim Moore.

Any suggestions on how to over come this or a LO that can give me advice on how navigate this deal.

As a sellers agent, you do have significant work to do by putting up the property and doing open houses and talking with buyers agents giving them information.

are you close by?

if you will be living in part of it, then it is unlikely to cash flow; however, your living expenses should be lower as they are being subsidized by the tenant(s).

Also what do you mean by template?

Another common mistake is to estimate the complexity of the work by the number of pages.