Then they picked what they wanted, and I had to hire the rest hauled off.   

Did you all pick a niche right from the beginning or was it a learning process?

Learn your marketWhen you're driving around the neighborhoods you've picked, take the time to learn the market.

All utilities are covered by the current landlord, but I don't want to deal with that headache. 

I can just look up recent cash transactions closed  and track down the active investors in the area.I do see this model happening a lot here in Texas ..these brokerages focus only on finding distress properties and double closing them to other investors... but they cherry pick comps, inflate their ARVs and market the property to newbies who have no clue what they are doing .

I will most definitely be utilizing those.

utilities?

Clauses such as "No unapproved pets" "Utilities must be kept current" etc. 

Even without prior construction experience, it shouldn't take very long to pick up what's in J Scott's book.

I am searching for items such as: Park Manager Job Descriptions 
Park Rules and Regulations 
Notice for rule violations 
Notice for late payments 
Introduction letter from new park owner 
Instructions for rent/utility payments.