This usually leads to unforeseen consequences with devastating effects.With your ARM you need to know when the note is coming due, the total maximum the rate can climb ever, and the annual ceiling meaning how much each year regardless of market fluctuations is the rate allowed to increase??

We have also encountered lenders who would count the debt of a commercial mortgage against us when applying for residential financing, but not allow a percentage of rents from that commercial property to be included in income.Once you arrive in the region of 10 mortgages, they all have ridiculous capital reserve requirements:  CIBC wanted us to have $1-million in liquid assets when looking for a mortgage of ~$100K (at the time of purchase).The Big-5's internal guidelines fluctuate over time to fit their portfolio composition requirements - sometimes they are hungry/open to place mortgages on rental properties, sometimes they are reluctant - which is why you need to keep a rapport with several of them ... or use a mortgage broker.

I totally prefer 80/15/5 and I will go for 0 down with no pmi if someone can offer that.My credit score has fluctuated between 785-805 in the last year and I am an accredited investor who can pay cash. 

I feel this market is a great place to be personally but understanding values fluctuate street by street can make things a little tricky.Good Luck!

Does income fluctuate much?

There's definitely a reason...Do your due diligence on areas, they can fluctuate tremendously.  

Numbers do fluctuate but each unit only requires only one tenant and tens of thousands of tenants move every month of the year.

After that, the insurance rates do not fluctuate much from there, so if larger, or has additional liabilities, add some padding for those liabilities.

In the 3 markets were considering moving to, we'd expect some seasonal fluctuations in demand/pricing elasticity, but overall, would expect to have some relatively healthy occupancy rates year-round (say, 70-80%)Appreciation would be more the icing-on-the-cake than anything, so a properties ability to CASH FLOW is more important to us than the rate with which it may appreciate in value.

This allows me to make quick decisions on if I am going to go after a property or not - and even if I am not looking to buy anything, I still look at all new properties so I can start seeing fluctuations in the market.