It looks like the pre-approval process has already been explained to you here:http://beta.biggerpockets.com/forums/49/topics/131730-getting-a-pre---approval-is-important-prior-to-searchingBefore beginning any part of the purchasing process, get a crystal clear picture of the point you are starting from.

Also tying to figure out how one would explain to seller that someone else will be at the settlement table purchasing their property when you've been the one working with them to place property under contract (or perhaps you still show up to settlement to ensure all parties are comfy?). 

I am not sure if they deal with investors or not but I will be finding out and can pass that information on to you.J Martin, thank you for the tips, I see there is a lot of information on this site.I guess I should explain why I think I will need to consider HM/PM to start.

Explain that you have received two conflicting ideas and ask them their rationale for their approach.

If the triplex has 2-20% equity, try to meet with them, and after explaining to them that if they don't sell that multi-family in the next 6 months, ask them if they will consider selling with a realtor.

I explained that her mother will be held liable for all repairs related to anything she does, and that if I find that she's done anything else, I will not renew her mother's lease (she's been there almost 15 years now) and it will be her fault.     

Let me explain. 

Hopefully I explained this where it makes sense, but the point is that anyone who says that a flip house held for over a year that makes profit will be taxed as a long term capital gain is likely incorrect, unless you can prove to the IRS that flipping is really just a very part time hobby for you.

Dion:  Can you explain more what you mean here?  

People keep asking me if I'm nervous to move so far across the country, after which I explain that not having to move/drive through 7 feet of snow every winter is helping to calm my nerves!