What I’ve found out on my own is that your net operating income includes the portion of money you set aside for vacancies, maintenance, and cap ex.

Keep it as a rental or would it be a better sale to turn into more properties?

They are more likely to not pay there portion of the rent, more likely to destroy your house, and more likely to squat / drag out an eviction process as long as humanly possible. 

You can indeed transfer the FHA loan into an LLC if certain criteria are met, though your bank may exercise its due on sale clause and require you to get a new conventional mortgage.

Luckily great tenants who caused zero issues and barely needed to sweep & mop the place before sale.  

Depending on your market, houses for sale, etc. they could cancel the contract and relist.

Is there a listing service that provides post-auction sale reports for Georgia mortgage auctions?

Not all Realtors are smarmy sales people, most that also invest want the community first, and if you need my help or want me to share opportunities we find I am here to help.The agents that get the most business on BP never ask for it.

What is the best way to find and approach people who are not necessarily selling at the moment and make them consider a sale?

The right person can easily make over $100k in real estate sales.