They also had maintenance fees (not approved by owner) "charged to the tenant" leaving a balance while changing over companies.

I have been pre-approved for a $160k FHA loan.

Because I was a full time student I have only made $7,000 yearly and will not be able to be approved for such a big loan but my boyfriend does have the qualifications to receive the loan for the duplex but can only invest $20,000. 

I just got approved with a lender (portfolio loan) within 24 hrs of calling them and introducing myself because I had all this info ready to go in a folder on Google Drive.

Our bank approved the remote appraisal, after all.

Decided to purchase the house because it has an extra 1000 sq ft full height attic for an additional unit if the city approves it.

I would like to get my refinancing approved before my first deal.

They were almost not willing to approve the loan... it was a scramble but I made it work.

You will want to find out what the FHA MPR/MPS are from a HUD approved FHA 203k Consultant who will also give you a general price for the rehab.

I would not do it again from an investment perspective, as it is a very lengthy process having to deal with the historic department in your city and fighting in public hearings to get your plans approved and your permits going.