Arm your self with knowledgeable partners.Background checks are vital to creating a great community for you and your tenants as well as for the neighborhoods, so consider the bigger picture of how you will impact those in your neighborhood.

But again with some minor modification to your business model you can establish those properties as ones you intend to hold for productive use which would then qualify them.  

You have to acknowledge FHA is for purchasing homes to be lived in, with no surprises typically that strap the new homeowner right off the bat or within the first 2 years of occupancy.The cost of this, also means you are usually not getting these home at any real discount because "the home must meet minimum standards.The alternative is searching for and purchasing a home using an FHA 203k loan, that must be worked on, that does not require the seller to make modifications prior to sale, and often are homes over looked by many other buyers.

We attend the christening or first birthday party if invited.We give gift cards for the Holidays.We help decorate for the Holidays and contribute to community potlucks/BBQs (at our 8-plex).We have a "make it your own home" policy, whereby we give approval for a reasonable modification to the property, such as painting a room, changing out a light fixture, etc.We prepare a "move-in packet" which includes information to orient them to the property (property rules, utility contact information, change of address form, our contact information, etc. ) and also information about the neighborhood, such as a walking/trail map of the local area, chamber of commerce welcome information, a list of nearby amenities (including medical, shopping, restaurants, schools, parks), menus for local pizza delivery services, coupons for local businesses, etc.We prepare a "move-in gift" which consists of a bucket of our favorite cleaning supplies and a reusable shopping bag with starter supplies of paper products, a "Zip-It" hair snare for clearing sink drains, a toilet plunger, a cutting board, approved hanging devices (picture hooks), a door mat and a shoe tray.We supply light bulbs for all permanent light fixtures for the duration of the tenancy, including specialty bulbs for appliances and chandeliers.

Too little information, you need to contact your local planning and zoning to verify the allowable use, and if any modifications were permitted.

I do realize having a mentor is vital in your success in real estate.

(because the bank worked out a solution for them such as a loan modification or payment plan) ...it does build rapport between myself and the homeowner and I stay in contact incase they fall into a similar situation or know of a friend who may be interesting in selling their property. 

I trust you explained you do not allow tenants to make modifications of any kind to the rental unit without the explicit written authorization of the landlord. 

I don't have one set up, is it vital?  

One owner is currently looking into a modification loan and forgiveness on part of the amount owed.