I have been pre-approved for 70k loan with covering the 20% down payment from relatives just not sure what the best way to get the first property bought, the other option I thought of was trying to get a small personal loan to buy a cheaper rental house ( around  15k) and start from that but not sure if that would work or be a bad idea any help would be appreciated 

OR you can get approved and inspected to perform them yourself in a room with locked file cabinet, etc.

My questions include:1) Does anyone know of a lender that will recognize the rental income from the three rentable units as "income" for the sake of getting approved for a higher loan amount?

I have also put an offer out on the house and than they have come back with an approved or counter.

Although the properties are owned by the seller on title(likely an individual or couple), its the bank that has the power to approve or disapprove of your offer regardless of what the individual or couple wants.

There was a case here where the developer sold the lots before getting the municipal approvals. 

We find the location and amenities most satisfactory (or some compliment).We would be willing to purchase your property under one of the following 3 scenarios:1)  All cash - ($lowest price) with no financing contingencies, but the right to inspect the property and subject to partners approval, closing by (date).2)  10%or whatever down-  with no contingencies, the balance carried with a note from you payable monthly at ($whatever) electronically every month.

We almost didn't get approved for House 1 with BoA..., we got permits and sellers credit to change the denial into an approval. 

The first property we have not heard back yet, but I knew they were working with the bank on a approved short sale price and they were not accepting offers at this time.  

Who is in charge of the funds and approves disbursements?