This home had 7 offers within 24 hours and appraised around 20% higher than any similar homes because of our work done.

When she gifts the real estate to you she needs to furnish your CPA with an appraisal for the property and you pay Capital Gains tax based on your mother's purchase price if you sell the property any time down the road.If you are asking about how to acquire three properties with some sort of transfers and/or loans we nee a lot more information e.g. the purchase price for each property, down payments, rental income, expenses, etc..

Price was listed 50k under appraisal price.

Property came in appraised at 195k, and so I can pull out 32K at a 3.625 interest rate, but this pushed up my P&I from 494 to 666.

Your risk is in a low appraisal when you refi, but if you really believe in the deal that seems like a reasonable risk. 

However, the appraiser have a note that said zoning law prevent my home to be rented to multiple tenants/families. 

Arlington County wants to make Pentagon City less less car-centricSoaring Home Prices Are Roiling Appraisals and Upending SalesKeep up with issues specific to the region with @Russell Brazil and Jack Seidens' DC Real Estate Podcast (Episode 4 just came out) and the latest sales trends with @Cassidy Burns' DMV Weekly Market Update.  

Option #1 - $135k no contingencies As-Is for both properties Option #2 - $150k with an appraisal and inspectionOption #3 - $165k with seller financing for 25% closing cost at a 5% interest only rate for 3 years.

My next step is an appraiser who has costar access to see if they can, but figured I’d ask if anyone maybe already has full access and wanted to help me out. 

It is your option if you want a survey or appraisal, That is only required by the lender.