Try a local mortgage broker who can likely even run an income scenario for you.If not, there would be many DSCR folks like ourselves that would be happy to help.

It will be an STR with no personal use  Background: high income W2 job, no primary home (ADU on family's land property, happy twith this) so can't get umbrella policy with most insurers as they want auto and homeowners for primary home before offering umbrella  Quotes from foremost and proper.

My wife and I have business income and our accountant can divide the income according to what would be the best for reducing tax liability.  

Rental Income vs.

Transcribing transactions from bank statements, posting transactions to the correct accounts, and then manually creating an income statement, statement of owner's equity and a balance sheet is a fairly time consuming process and I have not been able to keep up with the book keeping between my regular work responsibilities.What accounting software do people recommend? 

No problem if the salary structure is the same, but if there is any sort of commission income involved, and you need that commission income to qualify for the refi then waiting could cause issues. 

It costs money to own and operate real estate which is why you need a primary source of income. 

Look into DSCR loans, which use rental income for qualification, allowing you to scale without relying on personal income.

Is your Adjusted Gross Income over $150k where you can't reduce your income with rental losses?

They will do what they have to, to get their rent paid.As long as someone has a good, solid, verifiable income, I wouldn't hesitate renting to them.