Some of the specifics are credit score, DTI, signed lease agreement, and whether or not the lender accepts rent (house-hack) as income.

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

Quote from @Dina Schmid: You can sell anything you want, but that doesn't mean it will qualify for a home loan or be accepted by a building inspector. 

I don't accept credit card payments for this very reason.

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.

And they are not beholding to owner occ disclosures they can do whatever they want .. you either accept or dont close.He's taking a commercial rental loan made to his LLC.

We made an offer (which was accepted) and ordered a home inspection.

It was more that some people have hard rules about how much return is acceptable and are focused solely on numbers, tax rates etc.  

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.

@Spencer ManningYour other questions were answered except for last one.S8 vouchers are for a specific number of bedrooms and rent amounts.So, a S8 tenant must find a property with rent that does not exceed their voucher amount.This stops S8 tenants from renting Class A properties and most Class B.Currently, Fair Housing does NOT protect source of income, so unless a state or local government has passed a law stating otherwise, landlords do NOT have to accept S8 vouchers.