One tenant in particular that was a nightmare (we had to evict and learned some HARD lessons with house standards), which impacted another tenant who started also being difficult. 

In a more cap appreciation market, very difficult to make the numbers work without a large down payment.Great breakdown of the ways to get into the gameGino

I want to deploy the knowledge on the opportunities in real estate that I know are there but being OOS makes it difficult to move forward and just discouraged at the moment. 

@Scott Mac you've got to know where to invest in Detroit to avoid getting taken advantage of or just plain making a big mistake.Detroit investing is block-by-block, which is difficult for OOS investors to do.Zip codes are statistically too big.That's why we've spent considerable resources ranking Detroit's 183 Neighborhoods. 

@Jacob Sherman @Steve HiltabiddleIt seam's like it'll be pretty difficult if not impossible to get financing from a professional HML for a sheriff's sale.

A forum is an open discussion...I don't know why this is so difficult to grasp.

IE- does it make reclaiming the property and evicting the end user more difficult?  

You could do this on your own, but a simple mistake or a hostile tenant can make it very difficult.

As mentioned it can be difficult to get another FHA loan if you have one currently unless you have a job transfer, family size increase, etc.

How difficult is it to transfer properties under my name to an LLC at a future date?