You have good instincts.Step one of screening is to verify all data on your application is FACT. 

I use Venmo, no fee and really fast transfer.

I had to transfer monies into my rental SP LLC to replace a roof.

Also FWIW 99.9999% of closing attorneys don't handle the MH home title, they just handle the transfer of real property.  

For now, I would advise you to transfer your two rentals into LLC and then a trust for liability reasons, but ONLY if you have significant equity in those properties.

If you think you will go FHA, 203k, etc. and then Quit Claim the property, to a LLC, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.

Zillow's historical data is pretty accurate.

Then send these out to my customers with offers and for those who agree, I guess I just take the purchase agreement to a title company to get the property transferred to me.Can anyone help me out here by pointing out steps I need to take to protect myself and how to go from offer to close and property transfer of ownership to me so I can go and resell the property?

Im not sure there is any data point you can look at to better understand a transitioning, or gentrifying neighborhood.  

Sorry Jeff, you'll have to puke all the data again =(But if you go through the same place they will know ya and have answers to a lot of the questions that pop up!