Does BRRRR help with DTI ratio?

[Wyatt Szelest]

I am currently a college student preparing to do a BRRRR deal but I have run into issues with financing. I planning on using private money to fund the initial purchase and rehab but have had some trouble with talking to banks about refinancing. This is because I am in college so I do not have a full time job so my debt to income ratio is not good enough. My question is if I was able to secure a tenant to a 12 month lease would that rental income count toward my income for my DTI right away? And if so would only the cashflow count or the entirety of the rent payment? I am wondering if I could in theory get my DTI to an acceptable level from just the rental income from the property for the cashout refi or would that be unrealistic and overly optimistic that I could get that much rent in relation to debt? I am fairly new to this and would appreciate any feedback!