Thank you very much @Shawn McCormick for the suggestions.

Does this have any reasonable standing in case of an IRS query (as to why I am not using county's numbers)?

Any suggestions?

We manage a couple of units and it is very difficult as the units are nothing that stands out. 

However, I am open to suggestions. 

Two suggestions: 1) Open a savings account in your own name, start with $20 at a bank that does not have any monthly service charges. 2) Read Rich Dad Poor Dad.Good Luck!

Wonder what makes those newer ones stand out from the rest.

Could you share which analytical tools you employ and might suggest?

(we once paid $1800 to a big name plumber in town to replace 6in of plastic drainpipe under a stand alone tub). 3) We need better understanding of the legal structure (LLC) that we should have in place for our property, and also a tax advisor (CPA) to help with understanding deductions.

A good lender or loan officer will see your specific financial profile, tell you what is and isnt possible, and ultimately should give you suggestions on what to aim for and focus on so that you can get what you need to eventually be ready to purchase.