Problem is banks do not like tip income and also I have many expenses for the business so it doesn't show much profit, even though many of these assets (truck, commercial mower, etc) will be paid off over the next 1-3 years.

Depends on the type of property you have, your risk tolerance, your other estate planning, what other assets you may have, etc. 

I spoke with my lender and they have told me that if I want to become pre-approved I would need at least an offer letter from my future employer stating I obtained a job from them.

do you have lots of money, lots of assets that someone would come after you for or do you invest in risky properties that aren't up to code etc...?

@Mark WilliamsThe valuation of commercial asset (which your 24 unit building is) is driven by the NOI of the asset, the building class, the cap rate for that asset class in the area where the building is located and thit is very different from the purchase and sale of residential properties for which the value is determined by the price other people paid for similar properties.it is important to look at the P&L statement for the building you are looking to purchase and verify that it accounts for the expenses and income to work out the true NOI.The NOI divided by the cap rate and divided by the number of units would give you the price you should expect to pay.That price per unit will vary depending on the class of asset it is.Class A commands the highest price per unit and the lowest cap rateClass D commands the lowest price per unit and the highest cap rateNot the precise answer you were expecting but hope it helps.

forced appreciation is an artificial increase in value realized when the property is sold; there are a number of things you can do to improve the property,  new appliances and services for tenants,  obtain an upgraded appraisal, increase rents, upgrade tenants, and coin service laundry machines. 

They care about the deal more because they are asset-based lenders.

($600k over 27.5 year asset life)2.

In other words you're going from two smaller assets to one larger asset. 

Transferring appreciated assets between entities is a fairly complex transaction.