Your closing costs look reasonable to me based on my personal experience (I'm not an expert though). 

For illustration purposes you mentioned the  partner is an attorney.

@Andy Ciordia.....its just as easy as "Hey do you offer any discounts since I have multiple properties that need work"As a person who does work in the Home Services Industry, it costs the vendor the same amount of time (most likely money too) do the work whether its 1 or 2 properties.

Hi Olu, I haven't used it personally, but it looks like potentially a good option.

From our experience (PA) and that of our colleagues around the country- the general consensus for a modular to be considered "real estate" and not personal property it must :-Be a double wide home minimum-Be permanently affixed to a foundation.

I sent you a personal message, @Blake King.

House hacking will also give you some personal "property management" experience.

Personally, I recommend Cape Coral.

I wrote the above for informational purposes.

I haven't taken the jump into personal rental property investing yet however I am licensed realtor in NJ.