However social security looks at your highest, inflation adjusted 35, yes, 35 YEARS of salary.He can go on the social security webpage and enter his old salaries by year (the website even will give you your old salaries) and one can see the if you play with the data and even add nothing for  a few years in the future, it really does not matter much in the benefits. 

@Noel Devere-Bennett$600 * 12 months * 16 units = $115,200 Gross income$115,200 * .95 (5% vacancy) = $109,440 Gross adjusted$109,440 - $15,000 = $94,440 NOI$94,440 / $400,000 = 23% cap rateI think your expenses are way off.

Bathrooms warrant a $4-5k adjustment in this price range.

@John Warren as I mentioned, you have to adjust the numbers based on your reality. 10% for management is the going rate around the country and may even be higher when you consider leasing fees, maintenance markups, and other expenses. 10% for routine maintenance and 10% for capex is pretty reasonable unless you have a newer home.

We often have conversations with appraisers to adjust appraisals as they don’t always see the big picture and are human and miss things.

This will depend on the tax payers total adjusted gross income.

Our adjusted ARV is closer to $225,000, all pure equity, because of all the necessary updates that needed to be made and we already have renters waiting to sign a lease for $1435 (+$45 pet fee) which is $250 more than our original rent estimate. 

I recommend hiring a public adjuster.   

I would look on Vrbo and airbnb at other similar properties in your area to see if this is realistic.Then you have some money for maintenance and upkeep, consumables etc.I would put all this in Excel and see how the numbers look.Then you can easily adjust numbers to look at options like a remodel or full gut of the house.You mentioned a pool so you'll want to have a professional pool company maintain your pool to limit your liability on the pool chemicals being off and causing a problem for someone.

You should review a sample of an appraisal  to see what kind of adjustments inspectors tend to make in your neighborhood.