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.

(You deposit rents in to your personal account, use your personal credit card for repairs, sign something personally instead of as a corporate officer, etc etc…)

I would assume there is an early termiantion fee and the possibility of not receiving your deposit back, but as others have alluded towards, you need to read the lease.

Some wholesalers may take advantage of a new investor and if you back out of the deal with one, you will likely lose your earnest money deposit, usually $5K.Because the FIRST investment deal is so crucial (if it goes well you will most definitely continue your REI journey, if it goes badly you may never want to buy another investment property) I suggest that you first spend a good amount of time (3-6 months or even longer) to educate yourself on how to become a successful real estate investor in the particular niche (house hack, BRRRR, single family, multi-family, wholesale, flip…) that you will pursue. 

Your rent may not match your mortgage, so minimum if not negative cash flow in many cases.