depreciation taxes mortgage interest lowering tax return

[Gp G.]

Depreciation(almost 35% of income), taxes(almost 35% of income), mortgage interest(almost 40% of income) lowering tax return this year taking my business income to negative value. Last year also it lowered to much more negative value due to repairs(about 30% of income) and also due to 6 months rents as i bought property in the middle of year 2019. Now while doing refinance with bank lender says my DTI high as they look average of 2 year income. Even though my full time salary is almost same business income is going into negative making overall income lower and refinance process harder and lender underwriter saying i may not be qualified unless i lower credit card debt or have more income in tax returns. How does other investors working out these refinance challenges relating to high DTI (debt to income) challenges still balance tax returns. Is it good idea to do real estate taxes from CPA who is investor himself/herself who knows about intricate details? please advise