Has anyone ever required a Phase 1 environmental assessment as a contingency?  

Another option would be to develop a relationship with a home inspector and have them come to inspect the house, but instead of having a full inspection, rather just focus on the main components and structure and forego the written report and just take your own notes while walking around with the inspector.

They make the entire component work but there are so few of them that are actually reliable and most people don't know the right questions to ask them when they interview them so they get duped. 

Lots of components in play to help answer what is best, including your overall financials and goals.  

Here's why:Banks will not finance the Park Owned Home (POH) "home rent" component of mobile home park income, so you will be out of pocket that premium if you decide to pay it;Expense ratio is 10-20% higher due to constant maintenance as you alluded.  

"Real estate investor" does not include the management component.  

Do use the online rental application component and their screening process or have you found better alternatives?  

In the military we are taught to attack and attack until we can't anymore (there is not a "soft component").

One retail center with 10 tenants and each having a different 40 page lease is 400 pages to look at not including LOI, purchase and sale,appraisal, environmental phase one, site inspection, survey, title exceptions,repair bids, service contracts, property management agreements, profit and loss statements, cam reconciliation reports, rent rolls, trialing 36 months, loan covenants, etc.I just stopped but there is much more so one deal can have over 1,000 pages to review.That's scary if a buyer is putting millions at risk with an unseasoned residential broker with dollar signs in their eyes dreaming of a big check.

Freddie can overlook this somewhat if you use professional management, but if you're working with banks you're fighting not only the experience component, but the net worth requirement, AND being an out of state investor.Point being, it's important to know now only what you can buy, but who you're going to use for financing as you need to consider what financing hurdles you'll encounter.