I will contact my mortgage company and explain the best case scenario of meeting my deadline and worst case scenario will be at the end of September when the lease ends.

I will write a small book here to explain.

It looks like the pre-approval process has already been explained to you here:http://beta.biggerpockets.com/forums/49/topics/131730-getting-a-pre---approval-is-important-prior-to-searchingBefore beginning any part of the purchasing process, get a crystal clear picture of the point you are starting from.

Also tying to figure out how one would explain to seller that someone else will be at the settlement table purchasing their property when you've been the one working with them to place property under contract (or perhaps you still show up to settlement to ensure all parties are comfy?). 

I am not sure if they deal with investors or not but I will be finding out and can pass that information on to you.J Martin, thank you for the tips, I see there is a lot of information on this site.I guess I should explain why I think I will need to consider HM/PM to start.

Or it could be as simple as noticing all the heirs and creditors and if no one objects, it's approved by a court clerk with no hearing.  

Explain that you have received two conflicting ideas and ask them their rationale for their approach.

If the triplex has 2-20% equity, try to meet with them, and after explaining to them that if they don't sell that multi-family in the next 6 months, ask them if they will consider selling with a realtor.

I call this a "heads up" letter.If mailed sufficiently well in advance of sale, I'll receive a number of nixies that I can skip-trace or reverse engineer to either find the owners or buy the lenders note and decide my best play forward.Second letter might contain some special message or attention getting device to encourage that letter gets opened and read and generates a lead call (call-to-action, also know as a CTA).Time permitting, I might segment the list further and create highly targeted, specialized letters that address a host of problems unique to their situation, which I call a "Perfect Storm" letter.Ultimately, my objective is to out-spend and out-research you as my same business rival.

ANY interested party can object to the grant of authority, although the Court must grant the authority unless an objecting party can show good cause.