R.U.B.s for House hacks? getting a second mortgage after 2 years?

[Michael H.]

Hello BP family,

My wife and I are renting our upstairs bedrooms to cover 85% of our PITI, we claim the rents on our taxes,use real leases, BG & Credit checks, the house is our homestead (Not in an LLC). we have been doing this for about 15 months.

Two questions are on my mind.

1)  Instead of raising rents, should I consider offering them ratio utility billing? (I was thinking 20% each)

2)  after claiming the rents for two consecutive tax returns, will my debt to Income ratio be adjusted so I can get another Mortgage and start again?

this is in Houston,Tx

Utilities

Power $100 to $180/M

Water $40 to $70/M

internet $57/M

home warranty $47/M

HOA 25/M

(is it excessive to include the HOA and Home Warranty)

Thanks,

MB