Your mileage may vary, but if it's like it was for me (in SoCal), they will count all of your employees as carpenters.

There should definitely be options for you using DSCR which many lenders will count your STR income either based on projection or your rent roll.Also, check local banks instead of brokers.  

In your case you have a lot of losses in the time you own the property but these losses transfer through to your personal tax return, so you can recover some of it and not have to count the full nominal amount.

I currently now have 25 SFR and profit 17k/month off them not counting vacancies, cap ex or random maintenance work.

If you count city and county that is 5.9% rise in population projected in the next 5 years where as the state projected population as a whole is 1% growth.

As agent count drops, the cost of these items has to increase to offset the drop. 

My understanding is that when renting out rooms in a primary residence, the income is classified as boarder income and isn't counted towards DTI, as outlined in Fannie Mae's guidelines(https://selling-guide.fanniemae.com/Underwriting-Borrowers/I...).

Material participation test, which is (for the sake of this post) likely going to be 500 hour test (500 hours materially participating in the rental activities) Please note this "managing the property manager" or traveling out to the property to look at it or just looking at investments to buy or reviewing financials in themselves do NOT count towards those hours.

WE all have clunkers myself included it simply impossible to have a perfect record when you are counting on a third party to execute and pay..

But what counts into that 750 hours?