More conservative lenders may cap DTI at 45% or even 43%.  

If you have enough funds to say, buy 4-5 houses, that's more risk to you. 

From what I have been told there are two feasible ways to do this: Option 1: Sell Property #1 and within 45 calendar days, sell Property #2.

I found that , yes, I saved on taxes, but that maybe without the time pressure of those 45 days, I could have sat back and maybe found an awesome deal (instead of just a good one) , that would have ultimately created more profit for me than what I have saved on taxes. 

Maybe have a discussion that you are afraid she can't afford the rent, and you are considering giving her notice because of this (this nips off the "I'm a bit short" excuses)  along what would be necessary for you to be comfortable allowing her to remain as a tenant (catch up on the behind rent, maybe over 3 months period  AND all occupants PASS background check) . 2-3 working adults SHOULD be able to come up with the rent -- I don't imagine that you are gouging anyone.It is possible that if there is a wide open door in front (no 30 notice required if you move in the next 45 days!)

Would love any advice on connecting with lenders that would say cash out a 45-50k value property with a renter at 700 after some seasoning period.

A recent survey 45% say they see their homes as reflecting themselves and 55% say homes as an investment...so maybe white subway after all.

I've had and still currently have a local CPA/Bookkeeper who just raised their rates from $100 to $125 per hour for CPA and from $35-$45 per hour for bookkeeping.

There was actually a property up for sale in Levittown recently on 45 Tanners that could have fit your metric but because of the market we're in I think it ended up in a bidding war over it. 

So based off this calculation I determined that my portfolio is strong enough to move on with my expansion plan into a new market.Business expenses as % of total expenses : 70%   1) Fixed Expenses:        a)Monthly Mortgages: 45% b)Property Taxes: 18.7%c)Utilities Expenses: 14.8% d)Licenses & Insurance:  5.4% 2) Variable expense - Water bills + repair expense : 16%  Personal Expense as % of total expenses: 30% My monthly living expensesa)Housing: 39.7% b)Child Care: 25.4%c)Living expense: 22.2% d) Food: 7.9 %e) Insurance: 4.8Income 1) Total Income - 100%  A) Rental Income: 42%  B) Wage income (W-2) : 26 %  C) House Flipping Revenue: 23%  D) Property Management Revenue: 5%  E) Stocks/Dividends: 4% Please let me know if you would like help walking through this process as it has been super helpful to understand my financial situation or send you the spread sheet I used.