evaluating a apartment building deal

[Sean Fisher]

Should I only use net income when determining the value of a apartment complex? The seller had an appraisal done.  After looking over the appraisal they used "reconstructed income approach".  They used potential rents instead of actual rents.  Should I consider any of this while putting in my offer?  I would think not. Will my lender take this in consideration when I go for a loan?