We’ve been pre-approved for $220K for a 2-unit, $280K for a 3-unit, and $305K for a 4-unit.

These are all factors that roll into the "work" that needs to be done. 

It doesn't look like I can go inside as these are pre-foreclosures with people living in them on a couple. 

Thanks @Michael BowmanI will see what I can work out with the sellers to get the ball rolling!

-Also will a seller give any potential buyer the "rent roll" and a copy of the current tenants leases?

Where I have my properties, the municipalities give you the option to fill out a pre-authorized debit form, and they will take it out of my bank account every time, like a mortgage payment.

A challenge with this loans is you're often sandwiched between a balloon and a pre-payment penalty. 

If your buyer is not a cash purchase and they need financing,  than you will need to be able to provide operating statements, rent roll, tax returns etc. showing a history of the property cash flowing. 

Also ask how many living and pre-deceased children they have. 

A 203k Loan is where the purchase price and rehab costs are rolled into a single loan.