So no real strategy can be learned to count on the incompetence of others. 

Also, some areas count basements and other don’t, etc.

Also, they may count some of the expected rental income from the property towards your regular income.

Otherwise if you finish college and get a job in the field of your degree, they will count that as your 2 years of being on the job.

Specifically, if you're a real estate agent collecting a fee from a tenant buyer (TB) for assigning your lease option, how does that fee count toward the TB's down payment?

Best advice I could offer from personal experience is never TRUST or COUNT ON your tenant for any type of maintenance or upkeep.

we have 23 or 24, lost count,  and have full time jobs.  

The key to why they would count my income was they counted school.

Does that count as a formal offer ? 

You found the pluses, and you've acknowledged the minuses which are few.Remember to include continuing education - if your state requires it - in the annual costs of your license and MLS access.There are actually classes from the REI education school to which I am connected which count toward a broker's continuing education requirements in IL.