You cannot count on appreciation (if it happens great but what if it doesn't??).

I can't count how many times I have heard that:$-credit doesn't matter, it's the deal$-no one checks your credit in this game$-It's so easy to find lenders no matter your credit history$-Hard money lenders care about the deal not your creditWhat a load of bull.

My advice is to NEVER count on appreciation.  

VA (just as FHA) has strict guidelines on how is allowed to count rent as income and how much.

I'd hate to count my chickens before they hatch. 

If they underwrite through Freddie Mac, the income has to be on your tax returns for 2 years before its counted as income.

Kinda gives the average Joe a starting point to try to count have many coins are in my piggy bank :(

What is the daily traffic count for the intersection versus where the other stores are currently located?

Don't count Central Virginia out!

If you really want to count on your portfolio to generate income reliably over a long period of time, it needs to be diversified into multiple asset classes.