I would say test it by telling people in the listing what is the size and the value of the house like a 700sqft 1 million dollar beach house. 

Purchased a test pilot home for shared housing. 

Of course, nobody wants to be the test case, but I've never heard of IRS treating money from a loan as income, ever.I think you would be better off with a long closing date on the purchase and sell your exchange property fast so you can do a conventional 1031, receive conventional financing with one set of start up fees/costs, etc.

As you speak with prospective guests, just ask them and do some QA testing.

I have tested it in the past and find that it is way off (usually on the low side) for me.  

Must meet self sufficiency test for 3-4 units on FHA though, which alot of properties in higher cost areas do not meet.Conventional allows 5% down on 2-4 units.

I don't think you can go wrong with any of these 3:REI NationJWBSpartan InvestThey have all stood the test of time and I if i ever win the powerball, I'll "throw" money and own 10 properties with each of them lol 💰I'd recommend myself but my A$$ is still sore from working with investors so we aren't taking on any new business and are just working with our existing investor base

This helps you identify which factors drive the best returns and make confident, informed decisions.It’s also important to test your numbers with scenarios like higher vacancies, unexpected expenses, interest rate changes, or rent adjustments over the years.

I am really just looking to avoid the worst of the worst areas (anywhere with open air drug markets or active gang warfare / prolific violent crimes).

In situations like this I don’t like to be the test case, give it time and see what people say after 6-12 months