I am not a huge fan of garden apartments but this building is built out to have a legal basement with very good access and ceiling height so hate to waste that value add if we can contest or file a few documents and get a legal 4th unit.  

We plan to build our home this year we already got the floor plan done we still need to send to the city and HOA for review and approval but we want to start getting bids, is there a special website for residential contractors where one can submit the floor plan and get bids, is there such a thing?

@Damir KamberI have heard these guys help with LLC formation documents https://www.keytlaw.com

:-)Getting your pre-approval is great for submitting offers but when you actually go for the loan be sure to shop around. 

What we are doing is facilitating investments by offering due diligence documents that investors need.

My plan is to get all of the documents that I need together before I actually start matching houses with buyers and sellers so that it would not be a huge roadblock when I'm really to try to close a deal.  

Is the "Special circumstance" letter the letter documenting a large loss in income that led to the short sale to cut the wait time down to 2 years for fannie/freddie loans?  

If so, they are legally bound to provide copies of meeting minutes, financials and other documents upon request.You are likely correct in that issues with the HOA may cause problems when trying to sell the property as the lenders will look at financials, reserves, etc. to ensure everything is above board.If you can't get cooperation among other owners to make a change, and are truly being stonewalled, then it is going to be time to get legal representation. 

I finally decided to submit an intro.

Tell them you would love to sell to them, and if they want to buy, then they need to submit an offer and understand that it will be contingent on the sale of their home.