BRRRRR Refinance Questions

[Kwame Searcy]

Looking at some creative financing options to buy properties because I tried to get a pre-qualification letter from a traditional bank and they said that my debt to income ratio too high. Based on my current situation I have a couple of questions.

1) How long do you have to be renting your property for it to be considered income to lenders? I have been renting out one of my properties for almost 9 months now, same for my primary residence I have been renting out a floor in our house for 8 months now. Do I have to wait 2 years for them to consider that as income? I say this because the lender told me they need a two year history of an income source and I didn't know if that was standard. 

2) Will a traditional lender refinance you if you can't qualify for a typical mortgage? So if I use a hard money lender to buy a property, rehab, and rent, when it comes time to refinance will I even be able to considering my debt-to income ratio currently? I don't want to get approved by a hard money lender and go to refinance and the bank rejects me.