Normally lenders will only take 75% of the rent you collect and count that against your debt to income ratio for the next loan.

Tarps or other temporary structures do not count toward required covered parking spaces."

The question is, do I add these additional amounts of investment that are from my pocket not my tenants in as part of the "Beginning Investment" number so that I'm not inflating my ROI or do I count it as Ending Investment because I could have just put that same money in the stock market or elsewhere instead of the rental if I didn't have it and it's still investment? 

We bought out first home in Pittsburgh, PA and since then, we've purchased 10 more properties (really between March 2018 and October 2018, but who's counting?)

@Collette Douglas I don't know about the Armed Forces aspect of that regulation, but my guess based on how it's worded would be that it applies to the 183 days part only - that the property would still have to be your primary residence, just if you are on active duty and outside the state for that reason, then you wouldn't have to count your days.As for the 2 years, I don't believe it's simply owning for 2 years, but that it's occupying it personally (as your primary residence) for 2 out of the last 5 years.

If the numbers work, it could be a steady Eddy investment but don't count on any miraculous appreciation.

Conversely, while seeking financing on a triplex, we had a lender count the financing of two five and six unit buildings into our debt load (they were financed as residential via RBC and CIBC), but disallow the revenue from those properties (under the guise they were commercial).Always best to have a frank discussion with your lenders and brokers before you arrive at the point of financing.

Two is needed on my taxes for me to count rental income right?

I should also specify that for now I think of cash reserves as an "emergency fund" for the property, so I count this separately from the money I set aside for repairs/cap ex. 

I have a SFR investment property here and have been actively managing it the last 10 years and counting.