The 2nd property is the hardest

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Perhaps a savvy finance expert can help me figure this out. My wife and I have an fha loan on a house we bought two years ago today. We want to rent it out and buy another as a primary residence. We can't get a second FHA loan, and because of my student loans, my DTI is too high. I thought about hard money, but they seem to be contingent on proof that I have done a rehab before, which I haven't. Any ideas?