Most listing agents train their clients to avoid FHA offers because of the extras that come with. 

Thank youHey Jimmy, Just helped a client of mine from the Bay Area secure an off market MFH in Modesto and rehab to position as a MTR.

There plenty of other opportunities elsewhere, my clients are involved in institutional grade properties across the country.

An agent that recently showed the property reached to stating that their client love the property but would like to know if the landlord would be okay with installing a gas line or gas stove either at their cost or landlord cost.

Strongly suggest multi family home as your primary home. 3.5% down FHA up to 4 units, 5% down conventional as a primary. 

I have several clients that have a lot of equity in homes they purchased 8+ years ago but can't find a lender that offers the product.  

hi, yes. you can do that. oftentimes when clients want to do this we just lower the pre pay penalty for them

I have a client that sold his land and would like to use his 1031 exchange to buy his mothers land.

honestly you are probably making it more difficult than it needs to be. its likely best to just have the lender do the purchase and rehab funds in one hard money loan. that is what we suggest to all of our clients!

It's relatively affordable, strong tech and industrial job growth, landlord friendly, low property taxes, and not state income tax.