Sure, the Federally backed products come with higher inspection criteria so you can't buy the crappiest property out there, but its a way to get started.I don't know your market at all, but perhaps you should get a single family or multi-family as a long term rental. 

I physically went to their office to try and catch them - I had luck catching one of the guys and his schedule was way out there for my timeline. 

Those in tough situations can have the judge delay or grant mercy before the eviction order.last, if you think it's right and fair did somebody in the marketplace that provides a product or service such as a landlord who provides a place to live, should continue to do it for free, why don't you be the first one to offer people a free place to live why you paid for it.

She did not move out and so we had to schedule her physical eviction with the Sherrif’s dept.

One more note: I don't believe a "polished" final product is necessary when it comes to rentals.

@Tyler Baldwin typically I find properties that require only cosmetic upgrades - paint, floors, minor electric, appliances...usually the properties are in financial destress instead of physical destress

Unlike COGS, operating expenses (OPEX) are expenditures that are not directly tied to the production of goods or services.

I am having the bank send me pdfs of the funding docs so that I may review via google hangouts simultaneously with the client while the client is physically there signing.

Gov Wolfe of PA issued an order today to shut down all business physical locations that do something other than offer life-sustaining products or services. 

@David Hulit I think a big thanks from a lot of people on bigger pockets for you posting here with your expertise on this product and fielding questions and bringing it to peoples attention you probably deserve more than a few pats on the back thank you David for sharing this information with the community