I am located in PA and am trying to purchase a property to rent to an organization that provides transitional living and services to individuals.

However, if a prior phase II indicates that the indoor air quality violates carcinogenic risk standards, there is no need to perform another phase II before exercising your right to terminate the contract.

That would really be your best indication of value.

The other mistake I see individuals make when hiring a manager is they hire a Realtor that doesn't really do management, but will as a side hustle. 

Not the other way around as the 'corporate veil of protection' is still valid while incorporating a business entity mind you.I think you're asking if alternatively an LLC would suffice as a way to organize, but this can easily be determined with an SEC lawyer (even an initial consultation).Your question indicated about ten people involved in this particular business plan and could be covered under the LLC as well in the ability of 'unlimited owners' (people involved)- but again that's where a consult with an SEC legal professional comes into play.There may be things that even your LLC would be involved with that (if you started there) would pop up on the SEC radar- and it seems better to know how to most legally organize from the start.There are various podcasts and books on this topic for folks in your exact situation, but I would consider maybe just skipping those and going for a meeting with an SEC lawyer from the gate- better safe than sorry, and you may be advised an LLC would work just fine for you.

He has an entire year to watch the market, but he's already indicating he knows the rent is low and will stay.

He indicated he did OK, which likely means he did pretty good.There are successful RE investors that invest in trailer parks.

Our research indicated that we only needed a three day notice to vacate but we are seeing 30 days now.

I hear of capital raisers who have worked with high net-worth individuals such as physicians, doctors, attorneys, etc., but not social media influencers and Youtube Stars.

The nationwide factors that are driving the market apply mostly across the board, and a slack market likely indicates a very large downward trend in that area caused by an outside factor you don't want to deal with.