I am not pre-approved yet as I still don’t want to get a hard credit pull when I am between renting and buying, but I have contacted a local broker to get a soft pull and a rough idea of what I can afford as far as rates, MIP, and down payment.

did the appraiser mess up and go too low or did the realtor list it too high?

There are others I found that will do them, but they have low max loan amounts around $250k, which didn’t work for what I wanted to do.  

Reach out to a variety of lenders, as banks, credit unions, private lenders, etc., all have varying terms.

Quote from @Bonnie Low: Quote from @Keleisha Carter: Quote from @Bonnie Low: You may be in a very saturated market.

Spring/mud and after foliage/brown are your low.

Back a couple of years ago, there were financial government incentives to install the panels as well as very low (or possible no interest) loans.

I contacted a title company to officially record the sale, but they are requiring 3 separate closings (and tons of extra fees) because there will be 3 liens/private mortgages recorded (one is the original mortgage that I want to reassign since the interest rate was very low; the second will be held by my son to my daughter for his portion of the equity in the home; and the third is the difference which will be between my daughter and my other LLC). 

I've been looking at comparable properties nearby and the median is in the low 2k range I'm thinking mine may go a little higher since it's a corner property with a lot of light but really looking to see if the conversion would make sense financially because I've been reading those articles about the costs being exorbitant. 

i would get #s from a FEW as you're getting started, to see who knows their stuff. if ARV could be as low as 90k you'd pretty much have to get it for free. deals like this sometimes work creatively though. if they're open to seller financing. and you can wholesale creative deals.