I am trying to count the number of time something has been reviewed, which will show up as a date within the vlookup formula, but the cells can not be pasted as values - needs to keep the formula. With that said, I am having trouble counting, as there is always a value in the cell...

Here is my array formula:

=COUNT(IF(A3='NOI Data'!$B$6:$B$3670,IF('NOI Data'!$H$6:$H$3670="GNW Direct Serviced Loan",IF('NOI Data'!$U$6:$U$3670>0,(COUNT('NOI Data'!$U$6:$U$3670))))))

The Problem is that the U column is the product of the VLOOKUP...any suggestions would be very helpful.

Thanks!