I have no real figures, but there are probably 100 renters for every landlord, but it is interesting that investors make up 18% of gross sales. 

Granted one was a rental already that had been operating, so they would count the rent on my primary to help offset that mortgage when applying for a new primary.But my calculations are, with a good credit score, and 300k/yr income, you can probably qualify for about $1.2 - 1.5mm in mortgage, just taking gross income multiple. 

The numbers:Asking Price: $450,000 including inventory (~$65,000)Gross Rental Income: $19,200 (2019)Building Expenses/taxes: $8,211 (no mortgage)Net Rental Income: $10,989 (2019) Liquor Store Gross Sales: $471,886 (4 year average) Liquor Store Net Profit: $124,738 (4 year average) One of the owners currently acts as the manager of the business at a reduced rate of $20,000/year.

To his credit, He (the man/dad/fiance) has had a decent job for a year and I've verified he averages 3x rent in gross income. 

PITI: $1550 with total gross rents of $3500 for net cash flow of $1950 before expense and $105k still left in the deal.

If you and I could have a private conversation and you had an open mind, you might feel a little bit foolish about some of the comments you've made here.Let's ignore all of the assumptions you have about teachers and what they're doing, the difference between fixed costs & variable costs, your gross overestimation of K-12 teacher median salary, and what's involved, in both money and employee commitment, regarding a major paradigm shift such as going completely virtual this quickly for a private business, let alone an inefficient, bureaucratic government agency.All of that out of the way, your entire grievance seems to stem from anecdote. 

If the window to contest is still open, I would focus on the GRM (gross rent multiplier) calculation. 

I already have a very successful STR in Gatlinburg TN that I gross around $120k a year on and I spend $800k on that .

The tenant pays so....unless you have a gross tenant i.e. multi-family, they don't care.Roofing systems are a better area, but tons of contractors are pitching their spray foam stuff now. 

Are the income limits based on gross or net?