I have read a lot of post saying that lenders will count the rent you charge as part of your income.

So what you're counting in that first year is the process by which you pull your money back out, so you're looking at the return on your cash AFTER that, not the cash you originally put in.So in the case of the bldg I listed here, let's say I add $100,000 in value after cutting expenses and raising rents within the first 6 months.

You will have to count on appreciation.

Beware if you start looking at cheaper properties in the city - they are usually older homes, so make sure you are counting the big expenses like roof, hvac, plumbing that will occur over the years.

It is fantastic we can count on your stories, testimonials and of course advise.

On list source for instance my list count drops from 2k to 189 when i select only "out of state" so i'm thinking in orange county most will be in state 

Let's say the appraiser says $1300 should be the fair market rent (picked the middle for an example), 75% is going to give you a $975 "credit" of what they'll count towards your income. 

I like to know if the Seller could accept my offer if it is acceptable.I can not count how many times Seller's have been mistaken about their payoffs. 

When they appraise it, if the appraiser states the fair market rent should be $975, they will take 75% of the $975 and count it towards your income. 

Hope I'm not counting the chickens before they're hatched.