Have to schedule a follow up, which arrived 1 week later, and issued the approval about a week later. 

Find a contractor Find a house that doesn’t need major walls removed/moved, and a house that doesn’t need demo’d and rebuilt Take the contractor with you so the contractor can write up a scope of workSubmit everything to your lender Once everything is finalized the contractor can start on the rehab and get draws from the lender At the end of the deal the bank refinances the house out of the 203k loan into a conventional loan as long as it has 20% equity (which it will have to before the bank will even approve of the 203k loan. 

I've been pre-approved for a max purchase price of $690,000 with an FHA loan but I think the max I'd be willing to purchase is $500,000.

I don’t want to start shopping around before I become pre approved and without a understanding lender I’m unable to begin anything.

Fact is, certain homes do get aged so with owner approval we will run specials.

Also if you need a lender reference who I know used all of our rent to negate a mortgage in the pre-approval process you can direct message me.

Do you know if Section 8 would approve $850 if I make the tenant pay her own LG&E, which is the local electric/gas company (that bill would definitely put her over $870 all in)Or does the voucher price generally represent the max the tenant can pay including ALL utilities?

Get a pre approval because the market is hot and the sellers won't make a deal with someone who doesn't have a pre-approval.The issue your going to run into in HSV is trying to find a 4 plex that's not fully occupied to qualify for the FHA loan.

My girlfriend is interested in purchasing a home in/around Denver and is looking to get pre approved and work with a reliable lender that isn't too pushy.

Tax laws have literally nothing to do with lending, DTI, approval, ect.