After you have reached this number, you use CREDIT to pay for any repairs that come up and pay off that credit with your 40% surplus income each month.

I am new to BiggerPockets, but as a Credit Analyst I have the following thoughts: First, if this is a pro forma then you need at least the trailing-12.

My credit is in good shape.

I’ve heard of rent credit but lookin for other ideas as well!

Then I had to in detail explain how this wasn't a credit card....

Go to your local banks and credit unions.

When I was in college I was pretty irresponsible with my credit card.

There are not as many comps and it really depends on what is going on in the business world (tax credit wise, etc. ) to determine value unlike residential space where there is a general rule of thumb for the hot and off-peak market as well as a ton of comps for value. 

I have spent the last year working two jobs to save money and at the same time improve my credit.

Do you do background check and credit check also?