Real estate professional seeking residential mortgage

[Barrett Hoard]

My wife and I are in our early 50s, self-employed and seeking a mortgage lender who understands our non-traditional financial situation. We own several NNN properties and residential rental (STR & LTR) properties in 4 states. Each has very good cash flow. We have a healthy 401k, healthy bank accounts, very good credit scores and no personal debt. We sold our primary residence in Vero Beach, FL in 2020. Since then, we have been renting in different areas of Brevard County, FL to decide where our next residential purchase should be located. Our goal is to purchase a property that we can live in for a couple of years while making improvements, then turn into a STR. We now have a good idea of where we want to buy and are seeking a lender that has experience with customers like us. Our accountant of many years has worked with us to take advantage of all the tax benefits available to self-employed, real estate investors. So traditional mortgage lenders have been unable to work with us.

[Caroline Gerardo]

@Scott Trench can't do DSCR for an owner occupied purchase that they want. The Hoards would have to buy non owner, provide a lease, pay higher rate and larger down payment to make the purchase cash flow.

I translate your situation to: we do not show any net income on our IRS taxes, or it's a loss.

So my questions:

What do you show as total deposits into one account for the past year and two years excluding refunds? That can be used as income.

or

Is your middle FICO in the 700's? Do you have 30% cash in checking or savings accounts of the proposed property purchase? (So if you buy a $600000 house you need 20 or 25% down plus reserves to show)   

Or do you have a huge 401k we can extrapolate income going forward the coming three years?

There are other products if you have other pieces is the answer.