We also discussed my reasons for using them (collect rent, background check, handymen/contracts with laborers, etc).Issue 1: AC went out during the hottest day of August (capacitor issue). 

I called my closing attorney and he said that the taxes "run with the property" and that is no longer my issue and that the closing attorney for the buyer should have picked that up during his search.

PM's only issue cashflow reports etc, not depreciation schedules!

Have you had any issues/limitations with HOA rules regulating the amount of rentals in the complex? 

Situation: The owner is going through personal issues and no longer wants the property.

Getting deals is not the issue.

If it cash flows and makes sense as a duplex, no issues moving forward.

However if you go outside of city limits then the county has more lax requirements and they are subjective about what is an MHP versus what is not - sometimes it's 4 homes, sometimes more.Most water wells can support multiple homes, it's more about the treatment equipment sizing (e.g. chlorinators, filtration systems) and ability to keep up with demand, and also regulatory requirements of water testing once you have 15+ homes - it becomes an EPA thing instead of your state DEQ. 

There are compliance issues but the sponsor is responsible for them. 

I have a code enforcement inspection each year and the biggest issue is usually smoke detectors and any other safety violations.