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.

Invest in a duplex or something similar deal that I can fix up a bit and rent out one side while live rent free in the other and plan to cash flow after I leave.

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?  

The price will be very low to reflect the condition and the land itself is likely worth more than what I will accept.  

Of course its condition etc. could have "changed" but otherwise, I am definetely going to look more into doing owner financing when I get ready to sell some property off:)