I've only begun to start the ball rolling on getting my RE license. 

If you're financing then you need to get a pre approval so you know your max qualification from the lender, and if you are financing the more the units the better 2-6unit still falls under residential.

Would like to find a flipper yet this fall to keep the ball rolling. 

Currently, in our market(Colorado), if you can find a good value on the dirt you might be able to build for cheaper than you can buy a pre-existing multi unit for, but more than likely not.

also people write offers contingent on financing ALL THE TIME. its very common. so they say yes, i'm agreeing to buy, but only if i find the money. they don't look for the money first. esspecially in commercial real estate. there is no pre approval letters for commercial properties. no lenders give those out. 

You have to put in some time to get the ball rolling. 

can I request a rent roll or balance sheet/income statement?

Would I need a certain contract for pre foreclosures or would a simple Buy- Sell agreement work

Does this mean you haven't been pre qualified?

Rolled the taxes and insurance in as well so it is one less thing I have to think about.