I do think you have options available to you that will prevent the "worst case scenarios' that you are envisioning are not going to come true if planned out correctly with the right professional.

Hard money lenders typically have clauses in their contracts that prevent borrowers from putting tenants in their properties.  

I am told now that all of the units are vacant - will the rent control prevent me from initially listing the the rent in line with the market, or am I handcuffed to the rent controlled properties in the area as a floor or ceiling? 

Where FHA deals can be more difficult, I am having trouble understanding how that alone is preventing your offers from being accepted and, where inventory is very low right now, suspect the $100k approval is what is limiting your choices most of all. 

Ergo we now need to validate that the returns you provided us are the same that you provided the IRS to prevent that from happening again. 

So I've been studying the state of the art, best tools & practices in Property Management, especially curious about Work Network development and proactive, preventive maintenance.What I've been surprised to discover is that the best PM platforms are full-blown accounting systems, designed to replace the likes of QuickBooks which has been so popular for so long.The thing I'm wondering is, if real estate investors are well diversified, they're probably doing a lot more than just investing in real estate.  

There are a lot of bad things that happen to good people that prevent them from paying bills.  

You can read and read and learn all you want, but you're really just preventing yourself from taking action while still allowing you to feel good about yourself because you're still learning (ie, you think you're taking action but you're not). 

It prevents theft of materials and tools from job sites from the contractors.

This ensures that they can't later claim that they were not paid and lien your house, causing title problems that may prolong or prevent the sale of your property.