The Net Sale Price is computed by taking your Gross Sale Price ($660,000) and subtracting your routine “permissible selling expenses.”

I was able to refi 6 months ago bringing my mortgage down to $2,700 so I'm grossing $1,000/mo and after paying water + Oil I'm netting $700/mo to live in my own property while my tenants are paying down my mortgage and my equity is growing.I am about to refi out of my PMI (Mortgage insurance) which will remove $285/mo from my payment.

We haven’t ventured as much into the larger homes as furnishing + vacancy is hard.What are you grossing a month?

You can also use a bank statement loan where they use the gross deposits for income.

What he fails to tell people is that your "income" is generally defined as your Adjusted Gross Income or AGI. 

It had 1 bedroom, 1 bathroom, 1 small office, and was completely outdated and gross (Acoustic tile painted black, painted wood-panelled walls, nasty dog-smelling carpet, etc)We put about $30k into renovating it - It now has 2 bedrooms with new walls, drywall ceilings, a full kitchen, completely new bathroom, new light fixtures, etc - it is essentially a luxury condo that we are now househacking with.We sought a refinance in July 2019 and an our appraisal came back really low - only $250k.

You've basically have all the tenants on modified gross leases since they pay base rents and utilities.With NNN, you limit your out-of-pocket to major expenses. 

What is your estimated gross sale price? 

I supposed the lost income would be calculated as gross not net.

Gross Annual Income = $74,000.