Sort of forgot about them, looks like my property was "approved" with them but that's the last I've heard from them and this was last December.

The representative from my credit union asked, "Who's approving the loan, us or the seller?" 

This is why the agencies don't let you swap out management companies, or engage in unexpected mass-renovations (as opposed to simply renovating on turnovers), without their prior approval.

Talk to a lender and see what you area approved for.

I have 2 cars that we are trying to exclude the payment from for dti ratios.One was owned at $852 monthly payment (this was refinanced to remove borrower from the loan)this one is giving me a problem because they are asking for payoff but honda is saying they take up to 10 days to be able to send it.Any guidance on a way to get this closed sooner would be great, seller is on a tight timeline.Second one is a lease that we have had approval to terminate (for $2600 fee) and then that one would be excluded.

Hey Sinuway, I'd recommend connecting with a few like minded lenders and realtors who could step you through the pre approval and negotiation process.

After approving a bid, I would have to follow up for weeks or even months to see if anything had been done. 

Do you prioritize competitive rates, flexible terms, or quick approvals when securing funding?

But, would my 2024 income even be considered towards pre-approval given it is not on a tax return yet?

Just in general, that doesn't make much sense.Do you have the the capital and approval to buy a new home without tapping your equity?