You would use step 1 and step 2A from this form to come up with your income:  https://content.enactmi.com/documents/calculators/Form1038.C...3) It was mentioned above to use DSCR for the next property but DSCR loans are ONLY for non-owner occupied so that is not an option for a primary.  

Hit me up so we can compare notes. 

This could include charging a larger deposit or last month's rent or the first three months up front or whatever.

As for the Media scare, I saw one news article touting a $100k special assesment on a HOA and when I pulled up the building the average cost of fire sale condos are $3M TO $5M and part of the special assesment was to cover new unneeded landscaping. 

This would have to be retroactive to the date of her Active Duty enlistment (or orders if guard/reserve) and apply up to 6mo after her Date of Separation.It can be a long hard road, but well worth it. 

If so, does it also tie up the tenant's ability to obtain a moving permit?

DSCR lenders will be able to go up to 80% LTV and require no seasoning as long as there has been documented improvements and the property can debt service at the higher loan amount. 

Go on up to TOOLS at the top of the page and click Lease Agreement Packages.

I can lend on up to 4 units.

Good luck, and may your investment endeavors yield fruitful results!