Pets are not against the lease it's just that they're allowed upon approval with a deposit and I did not give approval.

I recently got pre-approved and am also on the hunt for my first investment property.

@Patrick Braswell Got it. just didn't want you to spend all the time working with your family members if the bank won't approve a HEL.

She sent me a letter from Commercial Property Advisors, Peter Harris, which stated she had approval for funds sufficient to cover the purchase price and below it listed a Wells Fargo business account showing funds in excess of the purchase price.

They did not have my approval to invest in these new projects. 

Just because you get a loan approval does not always mean you should move forward with it.

My question again stems around using seller financing to allow them to receive a consistent monthly pay of X amount and delay/lower their tax bill in the short term instead of going through a lender to borrow 800k+ causing my mortgage to be significant part of our income roughly 40-50% of take home -  which we are approved for LOL.

They found it out, andI had to go to the planning board and zoning board, hire an engineer and architect to make the fourth unit legal.In my opinion, the realtor should have verified the zoning, and if you used bank financing, it's pretty rare for the bank to miss it as well.You are probably going to have to hire an architect to draw plans and to get it approved as a triplex.I wish you luck.

The builders loan couldn't approve us for the amount we need to get, but we had a loan broker find a loan for 10% down DSCR with a 2nd home status instead of investment home.

Start networking with local agents and investors for insights, and talk to a lender to get pre-approved to understand your budget.