My debt to income ratio is too high!

[Nicholas Knaebel]

Hello, I am new too REI and am having a hard time securing a loan. I am a server and only claimed 24k last year. I was looking to cash out refi my house and use the 25k to buy a duplex in full. I also have enough saved to try and get a baby mortgage but again not enough income. I am currently paying a PMI on my house and the cash out was going to actually lower my monthly payment. I don't want to wait until next year, after claiming more income, to get a property. Please any advice would be great.