DTI stopped my refinance

[Thomas Klein]

Hey all,

Hope everyone is doing well. I wanted some feedback on a great problem to have. (I think...)

I thought I had good rentals. Haha 

The credit union I use (Space Coast Credit Union) told me my DTI was too high in addition I showed losses on my previous 2 years of taxes on my rental properties.

So I paid off a rental property that only had a balance of $40,000 ($1333 PITI a month)( Rent $2000)(Value $340,000).

I went back to the credit union after paying the $40,000 balance off and they said no, again. 

They said I I needed to wait until I didn’t show so much losses on my tax returns from my four rental houses. (In those two years of returns, I had bought and rehabbed two properties so I did have valid deductions to write off).

I wanted to refinance my recent purchase to pay back the HELOCs I used to purchase and rehab the property. 

The two HELOCs total $238,000 interest only adjustable rate. (Currently 4%) ($790 a month)

After getting told I didn't qualify due to my DTI and tax returns from the credit union, I went to a Mortgage Broker.

The broker stated they didn’t see a problem with getting me qualified with conventional financing.  

I don't understand how two loan originators can have two different conclusions. 

Anything anyone could suggest would be amazing.  

 I just dont want my credit to keep getting pulled for these lenders to keep telling me no.

I have called dozens of credit unions around here and they will not review anything, until I have applied and had my credit pulled.

I really am considering just letting Visio (private money lender) have the refinance because it's not going to be reported on my personal credit. (Then I won't have any more DTI future problems)

I would be paying 5.625% with Visio vs 4% conventional on $262,000. 

It would not cash flow that great by using the 5.6255% loan ($100), but I would be able to use that $262,000 to pay back my $238,000 HELOC and move on from there.

I do not understand how real estate investors keep repeating the BRRRR.

Between all four houses last year the taxes and insurance payments were $32,000. (My rents did cover all that)

I have really considered just selling and getting out of the Fort Lauderdale market and moving to long distance investing. I realize that rents will increase, but non homestead properties in Fort Lauderdale taxes increase every year up to I think 10%. Property insurance here as well is only increasing, too. 
I would love your feed back and long forward to talking more. Thank you everyone for taking their time to read this!!