Denver Union Station Project (Colorado): The city exchanged several smaller parcels of land with a private developer, who in turn constructed a mixed-use development that included retail, office space, and residential units.

FHA now allows us to count rental income from an ADU (additional dwelling unit) to help borrowers qualify.

(Especially a 2-4 unit.)Do they have friends/relatives/co-workers that would rent rooms from them if they bought a property to show more income?

i do not however use it for heat mine is an AC only unit I believe not a heat pump unit.If you're whole unit is relying on one mini split for ac and heat that surprises me just given if you shut a bedroom door you'd not have heat from the split that I assume is in the living room. 

The two BRRRRs that are negative is one because of the sewer (could and should have done a sewer inspection) and the other one is negative cause my old PM couldn't find a tenant for the second unit in over 3 months (my new PM filled it in 1 week and no issues ever since).Would it have been better if I was there?

You can do a DSCR loan easily with anything 1-4 unit residential.

Start by leveraging what you already have—consider tapping into equity through a HELOC, house hacking again with an FHA loan, or increasing cash flow by converting a unit to a short-term rental.

I was also lucky to get someone who I could pay to show a house or open up a unit for a handyman. 

After going through appraisal and all the applications process, they rejected the loans, over how HOA consists of too many investors vs homeowners, I then picked another unit in different community, did the same process, then they rejected the another execuse over HOA, It costs me several months times of refi and I requested the refund of appraisal fee and didn't get this refund. 

Just get on Airbnb and see who are the property managers doing most of the units in the area and search for them on google.