Preapproval letter with $0 in the bank while using seller credits (WA)

[Delaney Mizell]

I am buying my 2nd live and flip (~300k) and want to use another 3% down conventional, I also plan to get 4-5% back in seller credits at closing meaning I will need maybe 1% of purchase price in my bank at closing after all is said and done.
I am using a loan officer right now who is not the best and says that I will need to prove I have atleast 6% (~20k) to get a preapproval letter.
Is this a hard stop for preapproval or can a good loan officer make it work knowing I am getting seller credits ?