If it's someone I hire and I have never used them before I will try to schedule it so I can be there for all these reasons but I need some time to interact with them to see their workmanship, work habits and approach to problem solving too.

I am thinking of putting a 3br. 2ba. double wide mobile home under contract but really have no clue on how to find comps.

Moral of the story is, do not assume anyone vendor isA. competent and has a clue what they are talking about  B.

You say you have capital to play- fantastic- if I was you I'd spend your time finding the person who fits what you want to do and be in real estate investing, and them help solve their capital problem.

Im guessing its nothing you can do but repair it. going to go back and fourth with the seller wont solve anything and the blame will be put on the renters, fyi change the locks and cover the windows you don't want the old tenants to be back.

So the story begins with my first disaster...The Good I am a Realtor, so I had been checking the MLS regularly and had even been under contract on a few, but always backed out because of something that didn't quite work or a lack of knowledge on how to solve a particular challenge. 

The next landlord will have no clue as to the type of tenant they are getting, likely the case with the existing landlord, and the situation repeates until a landlord finally evicts.

Problem solved, no treatment system to maintain.

I'm not getting rich, and they are not getting a big down payment, but it solves their problem by getting someone else to pay the mortgage and maintain the property for them.If anyone happens to know where I can find everything I need to know about license laws in TN, I'd love to know.

You can easily solve most of these problems with the proper corporate structure.