I have an appraisal that is describing my property as an apartment/condo. It's 34 units in 12 buildings. Would this be considered a multi family? I'm going round and round in my mind with this one because they are not attached.

Are they apartments or condos? Condo's will all have their own deeds (can be bought and sold individually) and will be reported as 1-4 (you just have a lot of 1-4s). Apartments (as in all owned as one entity/title/etc.) will be multifamily.

All the units are listed on one Mortgage. The appraiser's conclusion notes state "apartment/condo known as The Lakes Condominium. Market conditions forced the developer to lease the units as apartmnets." I'm scratching my head on this one.

You have one borrower who is taking a loan on a number of 1-4 family units because he cannot sell any of them. If he sells it will be one unit at a time, not a builiding of units or the whole thing. So you have multiple 1-4 units.

^^^ Exactly.