Debt to Asset Ratio Problems

[Nick D'Agostini]

Hey there. I am interested in the rental buy and hold approach to maximize cash flow. I have been reading a lot of books and listening to a lot of podcast about the subject, and I already own 9 rental units (SFR's & 2-4 Units) so far. One obstacle I am encountering, I can't find any information on how to get around it. All of my properties have positive cash flow and equity, and I have more capital for a down payment to purchase more rentals. But I am finding it hard to get loans now. The banks are only considering any income from my rentals once I can produce 2 years of tax returns for that property to them, and still once I am able to do so they only take into consideration 60% of the income. So any home I've purchased in the last 2 years, the bank considers 100% of the debit and 0% of the income, and rentals owned longer than 2 years they consider 100% of the debt and only 60% of the income. So although my credit is good, I have 30% plus reserves for a down payment, my debt to asset ratio is holding me back from obtaining a loan. I used hard money to purchase last property because it was such a good deal and was barely able to refinance it a year later even after renovations and a large loan pay down. I worry if I were to use hard or private money again, I wouldn't be able to refinance later because of my debt to asset ratio. How do investors get around this problem and increase their portfolio with multiple properties and loans?

Thanks