What are my options in getting my 3rd property?

[Richard Ladenberg]

Bought first house in California FHA 3.5% February 2016. Moved for job and bought second house in Georgia conventional 5% May 2017.

income

My salary income is $80,000 

California rent income $2,850

Can I count the boarder income of my primary SFH residence right now ($3,200)? i will be reporting it on my taxes for 2017.

debt

California piti $1,950

Georgia piti $2,000 (yes, gross profit per month is $1,200 with only 5% down, seller covered all closing & living rent free)

car $530

student loans $350

As an investor I want the minimum amount out of my pocket. So "more down" isn't the answer for me. Wanting to buy a property in 200-300k range in Georgia with 20% down (or is it more likely it will have to be 25%? not sure which it is for investment property).

Not really sure what my options are. House has to be in that range, don't want less. My DTI is too high, unless I can count boarder income. Any ideas?