DTI on Second Multi-Family Loan

[John Martin]

I bought my first rental property 9 months ago at age 24 after graduating from college and I am looking to buy my next one. I bought a duplex I am currently living on one side of it (House Hacking). In term of taxes while I live in the house it looks like a loss. Given the below numbers would it be smarter to wait 2 years to get my next property and use net Income to base DTI of or use rental income right now for DTI and buy a property now? I have spoken with about 10 loan officers no one will run the numbers or does not understand what am doing. I don't know if I am asking the right questions. I would love for someone to enlighten me.

Current Morgage: $2083/ month

Current Tenant rent:$1500 /month

After I move out rents will total: $3200/month

My W-2 Income: $4792/Month

Student loans: $277/ Month