Seems everything in the bay area has negative cashflow but everyone is counting on appreciation to bail them https://www.sacbee.com/news/local/article233802817.htmlI also noticed Sacramento government passed a rent control law, "Sacramento Tenant Protection and Relief Act" which takes place on Oct 12.

The property management company that I use counts all tenants over 18 (I think is how they do it) with income and counts it collectively towards the rent/income ratio. 

@Jim Klapmust, I believe that your use periods allocations only extend to the property you currently own and only count since 2009. 

We certainly went for some higher end finishes where it counted, but nothing too crazy or custom.

My lender doesn’t count a TON of the income and the FHA has a ton of rules about what I can and cannot count.

It's fairly close to were i live and it seemed like a very nice (brick and steel units, with a paved top) site in a great location of town (traffic counts daily on two near by roads were 5k on the road its located and 10k on a cross road. 

So if you have a 4 plex where 3 units go for $1500/ea, that's $4500*0.75=$3375 you can count as income to use toward qualifying.$815k is probably well above the FHA limit though in your area so you would need different financing such as an 80%+10% or 80%+15% type of loan.

I wouldn’t count on holding out for a 22% decrease in market values. 

Would simply having the square footage, floorplan/bedroom and bathroom count be sufficient to get a reasonable estimate sight unseen? 

If properties are not personally obligated and it's in business entity, they don't count towards your financed property count.