—In all criminal cases, contempt cases, and other cases filed pursuant to this chapter, if a party has sold, leased, or let real estate, the title to which was not in the party when it was offered for sale, lease, or letting, or such party has maintained an office bearing signs that real estate is for sale, lease, or rental thereat, or has advertised real estate for sale, lease, or rental, generally, or describing property, the title to which was not in such party at the time, it shall be a presumption that such party was acting or attempting to act as a real estate broker, and the burden of proof shall be upon him or her to show that he or she was not acting or attempting to act as a broker or sales associate.

Pays on time, maintains the property in excellent condition.  

My thoughts are to have the investor buy the property in their name and then I'll manage the property and we'll split all expenses to maintain the property.

One tip, you need to do the work as Bruce said, optimize the property in the first year, with the focus on the potential for after that, then you will find many gems. 

The lease agreement states that maintaining yards is responsibility of the tenant.

We are busy with good enough incomes that we didn't need to over-optimize, but these are still great investments either way.

The owner occupant does a decent job of maintaining it, but it looks old and detracts from the value and feel of my park.  

. - Follow the advice to maintain the sellers' insurance and add yourself as the primary account holder while moving the sellers to the secondary position.- Engage in discussions with both the escrow company and the TC about the necessity of escrow.

Now $500.36 minus $336.71 leaves you with $163.96 left over to maintain a nice little reserve account for vacancies and maintenance/repairs.

They had had a maintenance contract and kept it maintained .