Working on 4th property; issues now with DTI, how to get funding?

[Christian Wathne]

Hi Everyone, Looking for your great advice and experience 

I'm working on acquiring a 4th rental and am concerned that a bank won't finance me because I'm already approaching the 45% DTI limit.

I'm calculating this by taking our (mortgage+tax+insurance on our current properties) divided by (75% of rental income + our w2 income) and I currently come out around 41%. Note; we have no other debt. 

I know there are commercial loans that would look only at the deal and not my personal finances, and there are options for hard money....but I've read about others getting up to 10 properties via conventional lending. Are incomes of these people so high that they stay under the 45%? Is 45% dti not actually a limit? How do I get my next deal financed?