Gross Income (1100*22) 24,200+(1500*23)34,500 =58,700*.98 (2% vacancy) = $690k.

Like it may say $90k "average" but how much of that is impacted by the $3 million dollar 4br beachfront luxury home with a pool that is doing $300k gross per year? 

Gross Rent > mortgage p&I + ptax+insurance +200$ buffer for vac/maintenance. 

Rebate 10% of gross rent at end of period, e. 

If at this time it is a bit more difficult to obtain a NNN Tenant then maybe you can consider a different type of lease such as a Modified Gross Lease where the Tenant might pay some expenses and not others - maybe pay insurance and not taxes or another kind of variation.

But worse case we have two primary and two ADU's totaling 7 bedrooms/7 bathrooms and roughly 3,100 SF.I researched the rents in the area and it looks like we will be able to gross $9,200 and if we property manage it ourselves we can cash flow $6,000.00.So the advice I'm looking for is:1) What is the max we can take out on a mortgage since the house is paid and we only need 180k to pay off his brothers? 

500 x 20% : $118K down payment + closing costs ($10K ball park): Total to purchase $128k Reno: $50k + $128k : $178k ADU: $115k plus $178k : $293k All in Rents: $5k x 12 months: $60k Cash on Cash return: 60k divided by $293k : ConC ROI: Gross : 20.4% (I'm sure you will have maintenance expenses, capx, PM etc etc ) and you will also have tax sheltering and deductions: plug in all numbers to get an accurate number). 

I found a house that has GREAT numbers (cap, cash on cash, gross yield, etc.).

We had a property manager that specialized in short term rentals lined up, but with him taking out his 25% gross it just didn’t pencil out.

My credit score is excellent and I pull in around 70k gross (rental $ on first property included) but my husband’s score is just okay so not sure if I should add him to loan applications?