Account Closed I probably don't count as a "developer" because I have only done one-off projects to date.

Did you count on any appreciation when you first calculated your ARV to occur during your rehab period to be able to put a higher sale price on the finished product?

For owner occupied, I was told to only count half of the rent against mortgage.

I noticed that the Capex reserve were included in the operating expenses while i read many times that it should not be included in the NOI, and therefore should not be counted toward the property price.

In Seattle over the next two years you have Facebook doubling their Seattle area head count, Microsoft is opening their new bigger campus, Amazon has a couple more office buildings that will be completed and Google is taking over additional office space....along with a bunch of smaller growing companies continuing to expand and bring in high paid talent.I would do anything I could to not sell the Seattle property.

That will pretty much be a wash, but this area is booming, and I want to keep the property for equity buildup/appreciation purposes.Thanks It's not possible to know if $2k or $1800 or $4k will be "enough" without knowing a bunch of information you didn't post, but SS and 401k income for retired people does "count" as income for vanilla mortgage purposes. 

Go on Zillow and look at all the active rentals in your area of interest (Zillow gives you a count).

Also, if I ever lost my job and couldn't make my payments, then my payments would drop significantly and still count towards forgiveness, that is why I'm not extremely worried about investing with the debt.

@Chris Lounsbury The conventional lender will consider rental income but loan is  on your name so they will count your debts too.

Yes, they have minimum pad count and other requirements.