As an investor, you'll need to wait until this period expires before your offer will be considered.Additionally, Freddie Mac may require proof of funds or a pre-approval letter with your offer, and they often prefer cash offers or conventional financing.

We are creating our partnership, getting approved for a mortgage, and then putting in offers on specific properties we like based on the analysis.

We are also on Booking.com, Google Vacation Rentals, Marriott Homes and Villas, and more via a channel manager but some will not approve without a certain number of units.  

Also, the banks that did approve me told me that they could only use the rental income from the other units (75% of it) for an FHA loan, not a conventional with 5% down (which was my goal to avoid upfront PMI and have it automatically drop off at 78% LTV).

The process is very involved as you'll have to navigate pre-construction activities that involve architectural plans and approval from the city and then the construction activities (Shovel to soil) take anywhere from 5-9 months depending on how much your building. 

Keep in mind if approved, you will only be able to turn on once for a max 72 hours so coordinate the appraiser if applicableYou bare all the costs of turn on and turn off costs with the utility companies. 

Now I'm being told that because of the charitable contributions listed on the corporation paperwork we need to submit a full appraisal to the state and that the state attorney general needs to approve the sale.

An architect can assist you in the initial work to get this submitted to the city for review and approval, and then a GC can pull the permit and work with you and the local inspectors to get this up to code.

It happens rarely enough that I haven’t taken the next step: to figure out how to let approved applicants tour apartments unsupervised."

but generally - new accounting and property tracking softwares fall short in one of two places: 1) they don't actually generate financial statements that a CPA or Lender will approve, or 2) They can, but the learning curve is so steep or convoluted it's impossible for you to get help if/when you need it (I imagine this is why this thread is a little slow right now)Have you asked your accountant what they think will work best?