The guidelines are clear that what counts as occupancy is the place you sleep the majority of the nights.

Specifically the property type, unit count, LTV, etc.

I have to count on appreciation, I live in Arizona, when I was a kid homes cost 30K and I'm not that old relatively.

Quote from @Kadia Lawrence: You count the Section 8 voucher as part of their income.

I’d read up on it before counting it out.

That will help counting the rents toward your overall income.  

Count yourself lucky!

It is my belief, but I have never seen any stats, that over 50% of cash purchases are either 1) not actual cash as HML, private money, heloc on different asset all count as cash at purchase 2) are short term cash plays such as would be done by a flipper or BRRRR.  

In any event some lenders will count up to 75% of gross rents as income while recording mortgage, taxes, insurance, HOA fees as "front-end" debt payments.

Check out the sales data on when it was last sold and if it was recent within the last 12-24 months be careful you are not buying something that may be maxed out in current market value.Only way to remedy that solution is to buy and add sqft like extra bed and bath or larger GLA but room counts can be best.