This explains the need for me to go back to the drawing board and consider what I am capable of doing now with the resources and capabilities that I currently have.

I will contact my mortgage company and explain the best case scenario of meeting my deadline and worst case scenario will be at the end of September when the lease ends.

I will write a small book here to explain.

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.