I noticed that some books mentioned doing exercises.

If so, I'd let her stay another six years and bump it up gently.

(I gently make them aware of all the things that I think need to be repaired without telling them that their house is a piece of junk.  

I look at reinstatement as more of a risk assessment exercise. 

Run this by your attorney, but you might be able to add a clause to your lease with the prospective tenants to exercise a right of rescission in the event the closing doesn't take place.

Please be gentle. 

You want to find out what is typical for the area and exceed that expectation if it's a cheap item to change.Maybe refacing the pool and adding a waterfall and updating the common area.Redoing or adding an exercise room.Making a small playground area or adding a basketball hoop or tennis court.It depends on the area but the little things will go a long way.Are rents per unit going up,declining,or staying flat in the area??

He said what I should do is transfer the property to a land trust with the sellers as the beneficiary & my agent as trustee...I could then give an affidavit of trust to the FHA lender and it shows that the property essentially didn't change hands..I would also get an assignment of beneficial interest from the seller, that document doesn't ever get filed (or exercised) unless I would need it, like if someone is questioning ownership.Since my agent (attorney, REagent, best friend, whatever) is the trustee, they handle the sale and distribute the funds..Anyone ever heard of this?

I just went through this exercise this week.

The may well chose not to exercise that right.