I have 14 entities in which I am the owner of them all. and I had my personal developers license but that no count.. 

Rental income for new purchases and properties that are not reflected yet on your tax returns will count at 75% for rental income.

I like your thinking. 19 and counting.

Fannie Mae allows investors to count rental income, even without experience, but many lenders do have overlays. 

It is pretty common when you non-renew a lease that the tenant will not pay the last month rent, but if he moves out on his own and you avoid having to go through the eviction process then I'd count that as a win.

For instance:- If you want a ballpark rates and terms quote over the phone, consider coming knowing your prospective property acquisition address, approximate purchase price, LTV, ARV, your credit score and a simple property count of your experience.- Your property should be in my comfort zone which in my case includes: Well above my minimum $80k including rehab loan size (the more the better), not too rural (seriously no McMansions somewhere in outer Hicksville - nothing against people living there, my underwriters seem allergic to wide open spaces), no groundups or land or mobile parks.- Please don't come to me saying that so and so has offered better rates or less points or less closing fees.

List cost as $83/sq ft, but not sure if the separate rented garage is counted in that.  

Yesterday  closed on one more property, seven units and counting.

I'm not sure if the notice on 6/3/19 counts as a 30 day notice since the lease states all notices must be sent to my address but then this would invalidate their move out.

If you started with residential properties and had it to do all over again, would you have started with larger unit counts and commercial lending?