As you know, it is really hard to have possive income immediately.

Additionally, the potential for value-add opportunities such as adding a ministorage or other high cap rate investments in the future could further increase the overall return on investment.Considering the potential for appreciation, the current NOI, and the future potential for additional income streams, this property could be worth considering as a long-term investment, despite the initial lower cash on cash return.

As the title suggests, I'll be living there, while renting out the bottom portion for income.

Has anyone used awning.com to estimate income on short term rentals to analyze a deal? 

In order to past this SS test, your appraised market gross rental income at 75% has to be more/equal to your monthly mortgage payment (PITIA).

I understand that passive losses cannot reduce your taxable income and must be rolled over to be subtracted from future passive income, UNLESS you meet the special allowance that says you may deduct up to $25k in passive losses from taxable income if your modified AGI is less than $100k that year.

This is a business-purpose-only loan for real estate investors that allows you to use the projected rental income to qualify.

.; rent medians and lower and upper bounds, typical days on market before securing a tenant, local vacancy rates, tenants' typical income, education level, employment opportunities, credit, and rental history).

This is ordinary income plus social security and maybe state income tax. 

I have a salary and a good amount of real estate income.So far I encountered issues as my real estate NET income looks like $0 because of depreciation, and so the DTI looks inflated since I have the corresponding real estate debt.I am looking for 300k HELOC on $1.2M property with $660k mortgage at 3%.