I was approved for FHA, the seller liked our offer because it was clean but asked us to change to conventional.

We’ve already gotten the pre approval, we’ll be using an FHA loan.

I own my coop paid in full but it is too short notice to get pre-approval for a HELOC (It will take 4-6 weeks to get approved), so my only other option currently is to take a HELOC out of one of my two family investment properties, I currently own 3 two families.

For example, I'm in California and looking in Ohio or Florida.I got a pre approval in CA, but if I'm looking out of state, should I get a national bank involved or find some local lenders? 

I was already pre approved in California, but they don't cover those OOS areas, except for commercial property.Does anyone have a good lender that has more national coverage? 

Im in houston texas and would like to know what performance metrics should I seek in a 1 to 4 unit home to ensure Ill get approved for another loan year after year?

Then I cant get that back out of the construction loan in the first draw but the loan cant be approved until short plat is approved and I cant get the short plat approved until the bond is up (nice catch 22).

I have found that the short term rental permit from the City of Sacramento runs nearly $3,500 per unit, and takes several months to be heard at a public hearing for approval, with the risk of rejection.

He/she can look up title details and figure out the current allowed use and what would be required to get the zoning approval you ultimately want. 

After that you can convert it to a rental without requesting anyone's approval or doing any mortgage paperwork.