Refinance out of private money loan

[Seth Vendelboe]

I purchased a two-unit property in 2019 using a private money loan. I am looking to refinance but am struggling to find a lender that will work with me. First issue I am running into is my current mortgage officer will only use my net income not gross when determining DTI. They also are considering my depreciation as a loss and will not add that back to my 2019 net income which hurts my DTI. I am located in Michigan and looking for advice!