I did find out however that it could be, based on zoning map, switched to a multifamily from a single family.

Either they can sell the note on the secondary, the price of which is determined by a reasonable yield calculated based on risk and return, or they invested in a security, and are at the mercy of the manager. 

u can not require in most states for tenants to do maintenance only to keep neat and tidyI offer a base rent -0 per cent above market and an early "on or before rent due date received" payment discounted rentNot a late feeIf you do NOT enlist in a mortgage qualification coaching service and leave the tenant to procrastinate on get loan pre qualified, in 30 years of doing lease options I see the tenant not being successful at getting a home loan

I know this is a guide for HUD subsidized housing including (primarily) Section 8 Project-Based Assistance.

Based on experience so far I don't think that would be cost effective. 

Are these numbers drastically different based on location?

Pre-approval for a Mortgage means you are approved for a total amount of added debt based on the monthly payments you will have to make to pay off that debt.  

Still very useful tool and all you have to do is look how high above or below the zestimates comparable homes are listed for to give you a good base to start with.As far as forecasting values, never make a decision on this hearsay.

I'm looking for a short sale attorney who can work based off of incentives as opposed to just flat fees

Then, if they decline the offer, depending on their motivation and based on their feedback I can constructively guide the seller toward listing on the open market.