To figure modified adjusted gross income, combine all the amounts used to figure adjusted gross income except don’t take into account:Passive income or loss included on Form 8582,Any rental real estate loss allowed to real estate professionals (defined under Activities That Are Not Passive Activities, earlier),Any overall loss from a PTP, The taxable amount of social security and tier 1 railroad retirement benefits, (some guidance has taxable IRA - Added by JL)Deductible contributions to traditional individual retirement accounts (IRAs) and section 501(c)(18) pension plans,The domestic production activities deduction, The deduction allowed for the deductible part of self-employment taxes,The exclusion from income of interest from series EE and I U.S. savings bonds used to pay higher education expenses, The exclusion of amounts received under an employer's adoption assistance program, orThe student loan interest deduction.So essentially start with AGI and reverse the above.

I've got a good career here that's not very portable (television production) but am definitely scaling back!  

We used this on a recent flip to manage contractors and it worked great.https://www.gokeyless.com/product/master-lock-5440d-bluetooth-lock-box/?

I bought synthetic mattress covers that are supposed to take care of this, however I did see this product on shark tank:https://buggybeds.com I've never had any "bug" related issues in 3 years.Mike

The other FTHB programs you mention are great; make sure you find a lender who is familiar with those products.

Used to work for a place that would take the print engines out of these to make super rugged mil products. 

When discussing that and the properties income production, he suggested doing a business loan and I pay my friend the rest through seller finance.

Most stocks, bonds, equities, etc are assets held for the production of income, and are not trade or business assets.On the other hand, traditional, long-term rental real estate is "per se" (read: intrinsically & immutably) passive under tax law. 

They only care about production of 1040s and business returns. 

Here’s a list of credit unions I was told do 75% LTV - I am waiting a few months before I do mine so I’m not 100% sure these CU’s are still doing that product but I hope this list of local CU’s may assist you and I appreciate any feedback!