Perhaps I need a carrier that specializes in portfolio policies across multiple states? 

There are no special contracts for these, just write down your intentions and execute to the terms.

I am just starting out in my REI journey and am looking for a qualified CPA that specializes in real estate.

Plus some of them are not well run and will cost even more in special assessments.

@Tyler Galleher I actually think your current home is unlikely to make a good rental, the big reason is that anything built in the last few years in CA is going to have giant Mello Roos special assessments which lower your return significantly over a somewhat older home. 

Search Google for an independent agent that specializes in real estate investors. 

Special order? 

Real estate sales and property management are so different, it takes a special leader to be able to effectively manage both.

They don’t originate loans less than $50k or so.I’m told there are lenders who specialize in mobile homes.

They're the same people that brought us the Postal Service and the Tax Deadline, so they've got some practice at paying on time.Also, with "special" properties, like properties that are especially nice or especially roomy or have an extra bedroom and bathroom, you'll find that tenants will stay longer than non section 8 tenants because . . . well, it's not hurting them much to pay, so why not stay?