Living room has an offwhite berber carpet that is in like new condition and looks very nice with the exception of 2 places where there are stains.

I'm a full-time Realtor here on Maui, from Seattle, and I tell all my clients that my goal is to educate them on our values and provide as much information as I can about the property, neighborhood, historical sales data, current market conditions, etc.  

Using comparable sold properties with similar condition to your end product, within a 1/2 mile (sometimes a little further), less than 6 months old, within 20% of square footage, not crossing major boundaries ( high ways, school districts, city lines, etc).

FHA is just a guarantee that, provided certain conditions are met, can be placed on the loan to increase a bank's willingness to lend.  

Generally, in my experience, hard money lenders only loan 75-80% of the LTV in as-is condition.

They all had 3 br 2 bath condition is very good.  

According to my PM, I need a new wall heater installed in one of my units over in Ogden. They quoted me $2,100 which sounds like a $500 wall heater and $1,600 in labor. I guess that contractor needs to make a payment ...

Houses are in very condition.

FHA loan will only work if you plan on living in the home and it will have to be in nice move in condition.If you get a seller on the line ask them lots of questions about the home and it's condition.  

What options have people used if say the existing tenants aren't fully moved out, or left it in a condition that needs repairs that the new tenants couldn't move in yet?