The finance department of NYC still has it down as a 3 family, though it appears my taxes did not reflect that, it's low.

Your offer and contract price should be reflective of all issues you are mentioning that are glaringly obvious.

The roof is only 4 years old, so I'm not worried about it having any problems.Rotted wood around windows and repainting is something obvious they should have noticed while walking through prior to making an offer, so I'd push back on why they think those conditions aren't already reflected in the agreed upon price (they should have been). 

Limited or No History of Rental Income To calculate the Effective Income from the subject Property where the Borrower does not have a history of Rental Income from the subject Property since the previous tax filing, the Mortgagee must use the lesser of: the monthly operating income reported on Freddie Mac Form 998; or 75 percent of the lesser of: fair market rent reported by the Appraiser; or the rent reflected in the lease or other rental agreement.History of Rental Income The Mortgagee must calculate the Rental Income by averaging the amount shown on Schedule E.

But we would like to prorate their rent to reflect what would actually be reasonable, and it would be helpful if there were some more standard ways of approaching this that we could use to explain to the tenant how we have come to our decision, so that they feel that what we propose is fair.  

Credit reports reflect the type of institution that ran your credit.2) You should be able to zoom in on the crux of the issue on the phone before getting to paperwork if your scenario is truly that wonky.

Your analysis should reflect a “stress readiness” also called margin of safety on certain variables if they were to go south.

You also may think about amending returns to reflect the depreciation.  

Some have already taken time out to reflect on the past year, and to set New Year’s resolutions.

Your number also don't reflect any rental rate increases over your 30 year holding time.