We use a YTDpaystub and last year’s W-2(s) to calculate income several different ways:Hourly or salary income calculated to a monthly amountYTD income divided by number of YTD monthsYTD + W-2(s) income divided by the corresponding number of monthsIf these numbers vary too much, then we investigate and require an acceptable Letter of Explanation.Employment StabilityUnless an applicant has exceptional credit, we strive to determine their stability of employment to make surethey’ll always be able to pay the rent on time.

Live in new home while it appreciates for 10 years until I get a faculty housing spot, sell private market house, put proceeds (minus downpayment) in bank for retirement (I estimate this will be 1.3 mil before capital gains and real estate fees based on 7% growth in a very desirable Southern California location), and take out new loan for lower cost faculty housing.

You can even do private lending and get great returns.

I financed this deal through a private lender, which provided the flexibility and speed needed to close quickly.

Our sneaky duplex is a cozy, private guest suite tucked right inside our home.

I financed this deal using a combination of cash and a private lender.

If you want even less than that you'd need to use private money, partnerships, creative financing (owner financing, subject to, etc) for the most part

Private money How did you add value to the deal?

Hello, I have a two-unit SFH (first floor unit & second floor unit which share a main entrance but have separate private entrances once inside the house), located in California (I know...).

Does anyone have a sample HML or PML form that you have used that you can share?