How carefully do lenders look at rental income?

[Sarah Lorenz]

I have a significant amount of short term rental income on my primary residence this year, which is the only property that I currently own. I will be selling it in 2018 and buying a new primary as well as an investment property. If I have a similar amount of rental income in 2019, will a lender simply see that similar amount and then count that as a two year track record of income, or will they notice the different properties and want to see a two year track record with the same property?

[Andrew Postell]

@Sarah Lorenz there are a lot of different stories you hear about this so here's the right information you should know:

When purchasing an investment property (not your primary home) you should be using a lender that gives your rental income IMMEDIATELY for the house.  So if you are buying the property, and the property isn't rented....you should STILL be receiving credit for the rental income on that property.  When you purchase, even if it's EMPTY, you should be receiving credit for the rental income.  If the lender you are working with does not give credit for this, then change lenders immediately and find one that does.

In theory, when you purchase a rental property your "Debt to Income" ratio should be getting better. 

Now, if you are buying a primary, single family home...it is not customary to receive rental income credit.  A duplex you would but single family, no.

I hope this helps in some way but tag me with any additional questions.  Thanks!