Rent-by-room income counting towards DTI (Fannie / Freddie)

[Ale Rioja]

Hi BP community:

I have a 4bd SFH property that I'm renting by the room (1 long-term lease + 3 short-term Airbnb). I was doing this while I was living in it last year.

Now, I'm looking to acquire a 2nd property and also house hack it. (a 4-unit MFH in St Petersburg, FL)

Just went through pre-underwriting and one of my lenders said that the house hack income cannot count as the renters would be considered boarders. (See: https://selling-guide.fanniema...). I also understand that short-term income does not qualify. 

1. Does anyone have experience with having rent-by-the-room income qualify towards DTI?

2. Are there any other creative strategies around this? [I know that counting the MFH income is possible, is there anything else that I could use?

3. Are Fannie and Freddie mortgages usually the ones with the best rates or are there other programs that could be cheaper? 

Thank you for the advice!