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.  

I can't even count how many times I've been promised to be paid X amount of money on X day, and then see nothing.

It makes tax time much more efficient because they have all our info upfront, and we just have to spend time discussing tax strategy...far more important than counting beans.We manage 4 files of our our Quickbooks Pro software.