Non QM Loans, DSCR Loan or other creative options

[Avi London-Wynne]

Hi everyone,
I'm a first time investor looking to purchase a rental property in Upstate New York. I have a specific financial situation and am looking for creative ways to obtain a loan. Any advice or insight is very much appreciated. Thanks in advance!

I started working in March 2020 full time, but after a year started college and work part time. Unfortunately, recently (before the 2 year mark) I've switched jobs (a different profession). I live rent free and obviously have not been a landlord before which means I cannot use rental income to qualify (this rule makes zero sense). I have no debt and a credit score of 750. I'm looking to put down between 30k-40k on a property between 70k-170k. I'm only looking at properties that will have a high cash flow.

Because I work part time but don't have 2 years with the same employer I cannot qualify for a conventional mortgage. Because I live rent free and haven't been a landlord I cannot use the projected monthly rental income to qualify. My part time income while in college is $25,000 and my living expenses are low (dti on $700 mortgage would be 35%). So as I understand it my options would be non QM Loans or DSCR Loan.

Does anyone have other creative loan strategies?

Thanks!