Need help calculating my debt to income ratio

[Gloria Mirza]

I'm trying to calculate my debt to income ratio so that I can see how many properties I can qualify for under a conventional loan. I understand the basics that Principal, Interest, Taxes and Insurance (PITI) all count as debt. Depreciation on tax returns if factored out and does not count as debt. Also, income is the 2 year average of what I claim on my tax returns for properties I have 2 years of return or 75% of the lease rent if I do not have 2 years of returns.

My question relates to everything else:

1.) What about "one time" maintenance expenses that I list on my tax returns?

2.) What about things like a new roof or a fridge that need to be depreciated over multiple years?

3.) What about points paid upfront on a loan that need to be depreciated over 25 years?