Cincinnati Lenders with no internal overlays

[Jake Walroth]

I've house hacked a duplex, used the 3.5% down on a $176,500(appraised for $185k).  

My Mortgage $1305/month

2nd Unit rents for $1200/month(however, tenants have only been in place for a month)

Income- $78k 

765 credit score

$500/month Car Payment- yes I know, get rid of it, but it's paid through a car allowance at work and will be paid off in a year and half

$480/month school loans

No credit card debt

$20k in reserves

1. I know that's not a ton of info, but am I in a good position to purchase another rental property?(want 2-4 unit with value add opportunity- financed through hard money or some Credit Unions/lenders that can wrap Reno into loan)

2. My DTI is right on the 49% mark I believe with the last lender I spoke with.... however, very few lenders will count my tenants $1200/month towards my income- which is severely inhibiting my borrowing power-- are lenders that will consider this income that hard to find?

3. Any suggestions on how I should best go about financing my next property based on the info above?

Any advice, critiques, etc is much appreciated. 

Jake