In exchange I was hoping this could be a learning opportunity to help pave the way and set me on the right track for when the time comes after high school to purchase my first investment property and start the snowball.

Flipping is a high risk high reward endeavor, especially with people just starting out. 

My house is probably worth $265,000 on the lower end (3 bed, 2 bath).

I can't make the numbers work with these rates and high prices.

Yes, I have used them on some lower-end rentals.

Most of my client-base own and operate within CA, though several have out of state filings / properties / and are operating businesses outside of real estate.As far as real estate laws, my expertise leans heavily towards income tax strategies, filings and assisting clients through highly complex transactions, not necessarily property tax law. 

It sounds like the tenant retains the right to leave at the end of a lease, but the landlord doesn't have the right to end the lease.

In my area, used "asking" prices on decent used manufactured to be moved are too high.

I buy n hold single family homes in C+ hoods in the Dallas area where demand is high.

Sounds high to me unless you are able to really make this unique.I realize I made of lot of back of the napkin assumptions above, but it sounds like a no go to me.Yep, you are on point with this.