I have a large lump sum saved in an investment account for down-payment and any additional costs.

Seriously, it's important.And as mentioned above, the amount of rent you receive on multi-family properties is based on 12 month rental comps.  

Additionally, do you all generally use a smaller income criteria if the rent is inclusive of utilities? 

I have my own designs and after uploading them and sending them out for a few rounds of marketing I eventually received some un-deliverables and they were barely legible along with their being major defects during printing.

However, just because I don't agree with it doesn't mean I am in favor of the Government being given additional power to enforce additional laws and restrictions that infringe upon our freedom.

In addition to rent, you can setup late fees and other fees to be collected. 

FHA now allows us to count rental income from an ADU (additional dwelling unit) to help borrowers qualify.

Additionally if you're running an active business in the IRA the income will have to pay UBIT.   

I landed on the numbers I did because that makes it cash flow nicely for the buyer in addition to meeting my goals. 

Just be sure to clarify that she isn’t a leaseholder but is authorized to reside in the unit.If you’re concerned about liability or want more peace of mind, you could ask the primary applicant for additional security, such as a higher deposit, depending on what’s allowed under Colorado law.