How to buy more rental properties with debt to income limited out

[John Patterson]

My current situation:

1 primary, 5 rentals, no additional debt, heloc out (invested in one of the rentals), and cash to buy more, but at 43% debt to income.  I am looking for a solution where I can buy more rentals.  I was thinking of:

A) Giving a family member the cash to buy more, and having them deed me over the house after a period of time

B) Setting up a trust and putting the rentals there, so they are not on my name, and buy more

Are any of these actually viable, or something anyone has actually done?  Open to suggestions as well.  

[Bob Norton]

@John Patterson You could consider purchasing properties with owner financing, with private lenders looking for long-term interest income, or subject-to the existing mortgages. The banks will calculate your DTI using your credit report and your tax returns, so moving properties into trusts, but keeping the mortgages in your name will not change your DTI. Partnering with family might work and refinancing them out later will work (I call this a credit partner), but make sure that the property is quit claimed to your LLC soon after your purchase the property and that they understand the plan. As a CPA, I'm vehemently opposed to paying more taxes than required by law, so I recommend claiming all the expenses you are entitled to and paying less tax. After all, real estate is a great investment in part because it is a great tax shelter.