I see a lot of homes up for auction in the area that are very appealing but I know that auctions tend to have a lot of restrictions.

Make a simple spreadsheet or written list with the features of each and see which ones appeal to you most.

should I offer to buy the home more then its valued at now to make selling more appealing if they aren't interested in selling at this time?

And lending out my own money is appealing too. 

On top of all the aesthetic updates, I also had to replace the AC, which included updating a lot of the electric, new hot water heater, appliances, some plumbing, installed a brand new shower/bath in the master, etc.

I know the cashflow looks very appealing (mine exceeded all my projections) however it is such a management nightmare and after less than 2 years I could see my property getting driven into the ground.

However, for the most part, the attraction for choosing to go with FHA is the appeal of the low 3.50% down payment. 

This can only be lifted in matters where it would be necessary for you to sell or refinance i.e. job moving, death if family, divorce, etc. so while appealing from a low interest rate stand point, the program is designed specifically to prevent investor usage.

Recently through networking my business partner and I have made a contact who is looking to invest in our LLC. We are currently looking to acquire our first property but with our own capital. She is looking to be a ha...

What your describing sounds appealing to me, not detracting like a railroad or highway.