Debt to Income Ratio is holding my qualifying up!

[Robert Obniski]

My wife and I are looking to take advantage of long-term, low fixed rate financing. 

Currently, we hold 3 duplexes and a SFR in commercial mortgages. 20 year note, fixed 3 years at 5.25%

We inquired about refi to get something like 3.5% fixed for 30 years. (freddie/fannie)

What we are running into is that those programs require a maximum 45% debt to income ratio. We aren't going to  to make the cut with those guidelines. (Funny enough, if we were able to refinance, the increase in income would get us to 45%) 

I have another property I have my eye on and I looking for other options than my go-to commercial lender. 

I typically bring 20% to the table. I have over 30% equity in the duplexes. My income is all over the place because we are realtors/flippers/landlords and income to debt doesn't really tell our whole story.

Im looking to BP to give some suggestions!

Thank you