I would go from over 200,000 on a list for pre-foreclosures than enter one more criteria, like I think I put in a mortgage price range of maximum 200k (which is pretty high for my neck of the woods) and it dripped from 200k to 83 people???

Lastly, I'd research how long it takes to lease these offices in case one tenant moves out, you need to have enough reserves set aside to pay the expenses until you put in a new tenant in place. 

You may mess up financing requirements making financing difficult or impossible depending on you put in that contract. :)

A quick drive around the property will give a good idea of cap-ex/deferred maintenance and I'll put in a figure for that.

The lender cannot and in my experience will not put in writing permission to do so.

So if I did qualify for the 5 million I would just put in that much more effort and be that much more creative.PROBLEM:1- Because I only have $150000, and two properties which after refinance would give me about $110000 in equity(which I don't think would matter for the project I would use this money for anyways), I would not have enough capital to fully take advantage of either credit line as far as closing the deal with my 20%, nor rehab costs of at least $25000 per property.Options I have thought of for solutions:1- Finding the money by bringing in partners who can either cover the rest of the money needed (I'm figuring around $400,000 total, so 250k  more accounting for down payments rehab, and taking into account 6 mo. of monthly payments with the Million dollars maxed out.2-Some company's can qualify you for what Ive heard up to $150000 of business card which you can cash out at 0% interest for a year(have contacted some a company to see if I qualify for this).3-Have my mom join as partner to business and refinance her house to take out approx. $180000.

All the knowledge and research you put in finding & evaluating deals initially is the value that you can provide right now.  

I get that it probably isn't worth it to get the license if you are just trying to save the 3% in fees but I feel like if I'm willing to put in time on my own to learn more about RE and already be studying it as a hobbie, I might as well make it official and get the license.

Sure, the underwriter and bank will check your debt to income ratios given the low down payment, but it's the same process they would go through if you put in a larger downpayment. 

There will ALWAYS be fires, urgencies, distractions...How we do one thing, is how we do everything.And what is the cost?