You can somewhat 'play' with that scenario by upping your appreciation input, but to me that is gambling if you push it too high. 

Need to get more accurate value for HOA.

If you find a good one, they may be able to give you some pretty accurate numbers on expenses.

Where can I get the most accurate statistics of rental vacancy rate per city?

More details would be helpful if you want a detailed, more accurate answer.

If your application is denied based upon information obtained from your credit report, you will be notified. 5.Failure to Provide Accurate Information in Application: Your failure to provide accurate information in your application or your provision of information that is unverifiable will be considered by Landlord when making the decision to lease the Property to you.

I currently have about 100k equity there.2016 capital gains income: 02016 business / gambling income: 25k2017 capital gains income: 152k2017 business / gambling income: 28kChecking account balance: 100k+Credit score: 730Investment property price range 165k - 200k.I can get letter from CPA stating I've been in the same business since 2010.I'm being told they will take either last three years of capital gains or last two years of gambling. 

I know this is not an accurate estimation of what I could make.

The numbers are tight, offsets are low but are historically accurate representations. 

@Greg Sharp I wouldn't rely too much on Zillow estimates since they are not always 100% accurate.