Will appraiser count income from all units if title shows all the units or will there be a red flag with MLS / OM and city showing one less unit? 

If that's the case, why not go towards a Conv. loan, you have the W2 and own your business plus you can use the income (75% of the rental) from your current property once it rented.

I have a large income, great credit score, a down payment, just not enough for 20% down OR not enough down to meet the conforming limit of $766,000.  

Some that I have found seem to do it all including locate properties, generate leads, and some just run the numbers and generate reports.So far I have looked at these:Sure, here are the links to the mentioned real estate investment analysis software:DealCheck: DealCheck is a comprehensive real estate analysis software that allows investors to analyze properties, estimate rental income, calculate cash flow, and evaluate potential returns.

You can qualify based on debt-to-income alone. 

I'm looking to invest some cash for a passive income (don't get me started.

Hi Melanie,We have the ability to lend 80% LTV on a Cash Out Refi as long as there is a lease in place and Property Debt to Income (PDTI) Ratio is 90% or less.

The owner is hoping for something closer to $200k to reflect the income but that is way out of line ( I think ) as the property will need work, its not going to appreciate much if at all and I don’t want to buy a $20000 job !

have your information handy - income, debts, etc. just tell them you're not ready to have your credit pulled but you'd like to know what you might qualify for.

The tenant is telling the PM that HUD was approving based on old income and they are going to have it readjusted.