Shafiq Hirani CCIM explains why real estate sellers must separate recurring income like parking and pet rent from one-time items like insurance recoveries before showing financials to buyers. Buyers only count recurring lease-backed income in their valuation. If you don't sort it yourself, the buyer will sort it in their favor.
Do not sort it. He sorts it, and he will sort it in his favor. Which brings up the second thing to sort out before you list: recurring income versus one-time income. Recurring counts: utility reimbursements, parking, storage, pet rent, laundry. All of it counts if it is written into leases and showing up in your deposits. One-time does not count: an insurance recovery, a lease buyout, a legal settlement. Those were real dollars, and they will not be in the buyer's model. Recurring in one column one time and another, and hand him both. Build that 2-column list yourself, on one page, and put it in the marketing package. If you do not sort it, he sorts it, and he will sort it in his favor.
