Sometimes it is worth paying a private investigator.

Last but not least are potential investors - are they going to pass on the deal when they see that one of the GPs are being investigated by the IRS?

Hopefully its the former, but there are ways you can investigate to see.

And after all the applicants have filled out an application, I take the applications home with me and I do a more thorough investigation.

We convinced them to leave 10 months earlier than they were supposed to.I just know in the future I will investigate everything I can about a potential tenant and that definitely includes former landlords.   

Cal. real estate investigation as it seems much more capital is in play there than I'm comfortable with starting out.

I have yet to do an in depth investigation into the costs but off the top of my head I'm thinking if the cost of the property and having the modular home put on the property cost around $100000 that it could potentially sell for $150000.

I see that Cozy comes up often in these discussions.I will investigate more into it.

Also, both of the properties I purchased came with title insurance provided by the seller, so having to do a big investigation into the title was not necessary.  

I had originally considered MF units - but in the midwest areas that I was investigating - I did not see that type of rental market/inventory.