Multifamily property sellers pricing question

[Andrew Lawrence]

I have a couple properties that I am currently looking at in my area and when I went to my lender to get preapproved heres sort of what happened. The lender pre-approved me for a certain amount based on a rent rate estimate being around 1200 per 2/1 unit. The kind of deals I am finding are usually 50k over my preapproved amount, but the rent rates that they listed they are currently renting the units out are typically around 850-950 or 1000ish. The ads usually say something like "Great investment opportunity. Value add opportunity with option to increase rent rate" etc, etc. 

Is it standard practice for sellers to price their properties based on what rent rates COULD be (1200's) as opposed to what they actually are (around 850-950's)? Because I like the properties, but just buying the property I would immediately have to start raising rents to market rent or evict some people if they're unhappy about the sudden dramatic increase in rent. Then theres the conversation I would have to have with my lender explaining that I want to buy a property 10% over the pre-approved amount and how the rent rates arent quite what is expected which I'm not sure if its a problem since part of qualifying for the amount was the rents working to make my DTI ratio work.

Is this a good problem to have?