If you walked into a bank, your pre-approval would likely never qualify for a house hack duplex.Did they count 75% of the expected rent towards your DTI? 

My tenant paid a portion of their rent for December on 12/31/24 (late). I use apartments.com, so the money didn't end up in my account until 1/6/25.Is this considered income for 2024 or 2025?

Financing your second property can be tricky since lenders may only count 75% of rental income toward your debt-to-income ratio, so get pre-approved early.

What's left is simply $ to close (HML easily solves that) getting the vendors to do the "simple stuff" (pick your platform; Angie, Neighborly etc etc) and than to sell it (more agents than one can count happy to list). 

Rentals don't count.

@Jay Hinrichs thanks, it's very helpful to understand the ways this may play out. the bottom line is that, at this point, i can't count on either owning the property outright or getting my funds back until 30 days AFTER the judge approves the sale.  

I dont have 50 props as I dont count inventory that we own which is 150 to 200 properties at anyone time.

I've never heard of a lender that wouldn't count Section 8 payments as income.

The problem is at $250K what are you getting each side sqft, bed/bath count etc.  

So this would not count towards your DTI on your new home.- Move.