I own a house....does that count!

I've found an unlisted property that transferred for 23k all cash 5 years ago and is now an abandoned duplex w/ a zestimate of around 105k based on B/B count and sq ft, lot size etc...local etc... no current mtg. listed so I'm scoping it pretty hard as my first wholesale offer...trying to find a realtor that can pull comps for me but since they don't really have any skin in the game nor would they I'm not getting much enthusiasm from so-called Realtor friends that I've had...

Don't count chicken until it hatched, in this case I always continue advertising until I get lease signed, rent and security deposit money in my account, doing move in check list, and give them the key, then I can take my sign and deactivate all the ads.

Can I use any of that time as experience for being a 'landlord', and will the banks count that rental income after two years, the same as if I were renting the house out by itself?

I would count on 5% more expenses and if you still like the deal you should be good.

In other words, if your tenant is an ongoing tenant, and paying off the arrears, then you count it for tax purposes when it is paid.  

Don't count on it.  

You cannot normally count the rent as income on a mortgage for two years.I do give you credit for thinking a lot of this out though!

Yes, you need a track record to get your short term rentals to count.

The Memphis market is super strong for cash flow but you can not count on appreciation like in Nashville.