I don't think ill buy another MFG home in Tennessee, its just a bit tougher product to sell as they are less desirable, and the values tend to be much lower than a site built SFR.

VA Entitlement Restoration: Veterans can restore previously used VA entitlement by:-Selling the original property, repaying their current VA loan in full, and disposing of the home-Allowing a qualified Veteran to assume their current loan and substitute their entitlement for theirs-Refinancing their existing VA loan into a non-VA product and invoking what's known as the "one-time restoration of entitlement."

Poor communication and wrong expectations What was the outcome of your partnership?

Also, if an unpermitted space isn't done in a "workmen like manner " the appraiser might call out the area's that are poorly put together if it's a safety or health issue.

I first look into real estate investing was when I was 19 reading Rich Dad Poor Dad.

You can try to act as a PM and guest comm from afar but its tough without seeing the physical product sometimes.

It's definitely plausible with FHA or there's other conventional 5% products where you can achieve a similar down payment program depending on your state. 

I'd opt for 3 month's vacancy over a poor tenant selection. 

Does anyone have any recommendations of lenders on the northside of Houston that are used to providing these type of loan products for out of state investors? 

It is usually a series a poor choices that get them to that point and it can't become your problem.