Your wife will need at least two years of income source for hers to count.

@Wayne BrooksDoes a tree in the back yard count if it is permitted?

Probably should count in another 8% in CapEx. 

I have done all of the things you have asked about more times than I can count. 

First, what are the bed/bath count?

Does your unit have a higher bedroom count than her voucher?  

I prefer to give up more for the renovator, so they know when they come back they will make money on wholesale deals from me......don't count on it, but I have even had a few guys come back and let me get the difference of actual and retail costs I quoted for they safety.....rare but it does happenArv times 60% minus repair costs (retail)= your max offer you should never go over.....I always try and get more money by offering a decent margin below this max offer to ensure healthy deals, 10% is guaranteed if I can only get it for the formula max offer......as most will probably tell you I use what I use, however some will be more than mine others will be below, it is what works for me......I never break my max offer.

Hi @Julia Bykhovskaia, do you know if your friends with 10+ properties counted their STR income on their financing?

While roommates may not count as income in a lender's eyes, what they will do is help you expedite your savings for a year or however long it may take for you to have enough cash saved up to help you qualify in the near future. 

If it was a 5% conventional (which my lender does) then you would count the down payment as the investment and the cash flow as the return.