Unfortunately, you also need to  account for expenditures other than your debt service…I.e. repairs, vacancy, etc. usually people assume these as a percentage into their calculation.

You will at least 2x your income on the other side and will need to do much less searching because you have connections in the field to get the other side rented.One thing I saw in your post that I would avoid is over-research on the growth now (semi-conductor chip factories).

I have VA disability/Federal Deferred retirement/self employed1099 income, but isn't enough to qualify for a new loan on it's own.

My lender said that we could count 75% of the rental income towards income towards my debt to income ratio.However, I recently came across a 41 unit property near my home town where the numbers may make sense.  

She is not going to change her residence "on paper" because she lives in PA where her retirement income isn't taxed by the state. 

It's crucial to get the right tenant in place, not just the first one that responds with the correct income.

I do all the management myself (tenant selection, chasing rents from time time, accounting, etc).

I deleted my account with Cozy a while back, and the only way I can set up a new account now is with Apartments.com - is it pretty much the same? 

Even with conventional loans, unless you've been self-employed less than two years or don't report your income, it's the same as someone with W-2 employment We lenders just cash-flow you differently.

Budget a line item for misc items that you didn't account for in your scope of work. 4.