Select one that’s in the same city as your property.  

My general advice: if it's a one-owner operation and you're not very confident that you're going to have at least $50k of net income in year 1, debatedly $75-100k, just operate initially as a sole proprietorship or SMLLC taxed as a disregarded entity (DRE) to keep costs and administrative burden low.If you're projecting over $100k of net income in year 1, you should engage a tax professional to consult on tax entity selection as you have the wherewithal to do so. 

Hopefully those that can pay will do the right thing for everyone’s benefit because I feel like landlords are going to be getting tighter in screening and this is an event I won’t be looking past for judgements and evictions when making selections.  

I'm having trouble actually finding a lender to purchase the manufactured home and for land improvements, so i figured anyone I look to sell the home to would also be limited to select lenders.

A document that covers what happens upon death of one of the owners, right of first refusal in the event one owner wants to sell, who is managing this entity, the process for selecting the manager and removing the manager, etc.An LLC taxed as a partnership may be the way to go. 

I'm mainly getting the license to represent myself as an investor and also to work with a select few clients - friends and family mostly.

What has worked for you with not being able to select the renters when taking over?

So, as long as you are selecting properties that can cover the mortgage and expenses with that 75%, you should be good.Hard money lending is also an option. 

The tenant has the right to select whatever option they prefer.

Be sure to be careful when selecting and maybe even bring along your contractor if possible.