The problem comes when the few banks I've spoken with average my current income/ytd with previous 2 years w2's and can't get me to even 70k based on their rules.

I'm wondering because it may be easy to separate the utilities if it's not a house.

Its not easy, but everything difficult is temporary and is only preparing you for your upcoming success.

Most of the deals I analyze, I use the 70% rule as a starting point.

When a property averages less than a 7 day rental period over the course of the tax year and qualifies as a non-rental activity, and non passive tax treatment, how is the rule about personal use affected?

Warning: it seems to fail a lot of "rules" of thumb.  

In MY market I focus on making my rentals as easy as possible to maintain.

I agree with Tony -- the 1% is my usual rule.  

5 days late, process to eviction begins. for reinstatement to happen, tenant must pay all late rents, and any fees associated with eviction process.you should be just about ready to have 4 new tenants if they are all 3 weeks late.With that said, if you didn't follow the rules on the lease and let them slide, why would you expect them to?

:) Super Jumbo is generally up to $5m & still largely algorithmic like you are used to, larger than that it's generally done on a one-off basis.Worth noting is that technically the lender still must follow the post-recession "Ability To Repay" rule, meaning the lender can't just go "oh, 40% down, we can't lose even if we have to foreclose, loan approved!"....