Tell them to send you an address where you can send their deposit refund.

The code of conduct includes the following:- This isn’t a price negotiation or a bid to bring to the first guy to match. - You are ready to go with your project, that means you are on title not just under contract and have the funds ready to go.- You will pay the same day the work is completed, by cash, Zelle or wire.  

The deals I am looking at are 5-7 years to get that initial deposit back.

You won’t pay cap gains tax but you’ll pay some recapture tax on depreciation, but the amount you’ll pay tax on will match the amount of depreciation you deducted while it was a rental....basically a wash.

its hard to bring them the first project but if your local and they are local and you establish good deposit relationship with them and show them your portfolio you can bust through. 

As to your question, your use of manufactured and prefab do not match my use.  

Those operating agreements will not match 100% to CA or TX law. 

For tenant screening, we want high quality person and can wait to get one, but is our criteria too strict:  740 credit score, 2 month sec deposit, 37% max debt/income ratio?

For due diligence sake, I am requesting current lease agreement, transfer of security deposit, history of payments and maintenance requests. 

I agree with @Corby Goade At a minimum they lose their deposit for breaking the lease.