In San Diego, there are virtually zero properties that meet this requirement (I managed to purchase a quad recently that met the requirement, but they are real rare).This in effect implies that FHA cannot be used for triplex or quad in San Diego (excluding finding a unicorn like deal) and that you likely limited to duplex and SFH.I suspect if you do find a triplex to quad that meets the sustainability requirement that 1) it would be off market 2) it may not qualify for FHA for some other reason. 

It may imply that I am either not confident in my abilities OR my clients will get sub-standard service with the lower rates.

He seemed to imply we can tell if it is the tenants fault, but I am stuck with the bill as of now.

I would never use the word tricks when it comes to sellers, even in passing, because it implies that you want to sneak the properties away from them.

And there is lots of in between.As noted above, as-is implies the seller doesn't want to repair anything.  

Because it's so small, I feel like we're already disadvantaged when asking for good rent (rentometer implies $1200 would be on track, more would be a stretch).

However, it’s just as the term implies, a one-time thing, so once you have it restored and then you use it again, it will be unavailable to you unless you ‘dispose’ of the properties.

Initially I was not concerned as we were working on the house and having a car parked in front gave the place a "lived" in look implying the house was not vacant. 

@Eugene Khoruzhenko guest is a legal term and it implies someone who stays at a property temporarily and you will need to define time length.

You imply the funds went through a Title company, I assume property isn’t in NNJ because that’s attorney land?