Could you hustle and work some overtime or get a side hustle to earn more income to get the full 20%?

I am looking into purchasing low income homes and going the Section 8 route. 

So I think what you're asking here is how an appraiser would value your property. if it's five or more units, it is quite likely the appraisal would be based on cash flow and Rental income.

I use commercial, specifically NNN, as the end of the line where I do the long term holds...because of the cost/income consistency. 

We are a double income earning family and bring in just under 10,000 a month after taxes.

I found a partner with a high income/net worth that didn't have the time to do management or find deals.

Out of control property taxes and regulations are a big factor in the upward pressure on rents and yet these costs aren't capped, only the income from the property is capped. * Municipalities stand to lose untold millions in property tax revenue, as rental property values will certainly drop if their potential earnings are capped. * We can only imagine the morass of bureaucracy it will take to administer Rent Control, housing will be forever taken off the market and it may encourage an illegal black market in Rent Controlled units.https://caanet.org/votervoice/You can contact your local reps here to fight this injustice!!

We'd like to seek a construction loan to complete the build of our new home - does anyone know if a typical real estate rental business plan would be sufficient to show potential income increase? 

Make sure to thoroughly research the real estate market in both states, taking into account things like property prices, rental demands, vacancy rates, possible appreciation, and income potential.

Having rental income cover my living expenses.