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. 

The insurance company did not think it was a problem and approved me, then later changed their mind.

The plan is to stabilize rents and then place 10yr Freddie Mac SBL non-recourse debt on the properties.LLC Format: Manager Managed LLC.Financial decision rights:  Sponsor handles all financial decisions, but requires investor approval for: property sales, refinancing.Operational decision rights: Sponsor handles all operational decisions, but requires investor approval for: signing any contracts with term over 1 year, any expenditure over $20,000.Any advice or critiques are welcome. 

Make sure you are approved for financing.The 20% down payment method.  

@James EilertsThe lender (bank) in first position will ask where the balance of the $ is coming from and want to see it in your bank account 30 days prior to closing.If you are leveraging the balance they will not approve you especially in today’s world with lending tightening up.

Maybe I am overthinking it but I am leaning towards approving them.