Method of choice was looking for potential properties online using redfin then when I had run simple numbers I would drive by each property and its neighborhood and if it was worth pursuing, I would schedule to see the property through the selling agent.

Spoke with multiple credit unions and they mentioned a rental property needs to show at least two years of rental income in order for that income to be counted into the DTI ratio. 

They are not experienced real estate investors, they are retired and looking to create additional income. 

50k to 60k gross rental income?

Do they have other sources of income for retirement?

This creates two loan payments ($100,000 of equity and $300,000 on the new mortgage).Key NumbersHome Equity Loan Interest Rate: 6%Mortgage Interest Rate: 7%Rental Income: $3,000 per monthExpenses (management, taxes, insurance, maintenance): $800 per monthIncome and ExpensesMonthly Rental Income: $3,000Monthly Expenses: $800Monthly Mortgage Payment: $2,000ExplanationThe investor earns $3,000 in rent each month.They pay $2,000 on the investment property mortgage and $800 on other expenses.This leaves $200 profit each month or $2,400 per year.However, you have to pay $6,000 interest on the equity borrowed.This leaves you with an annual loss of $3,600.While the rental property generates positive monthly income, the interest cost of borrowing the initial $100,000 results in an overall loss.

How are you determining income, avoiding fake paystubs & employment?

You can typically count 75% of the previous rental income (from the units you will not live in) toward your qualifying income.

So as a whole your rental losses can offset your agent income. 

Wait, I get it, their online reputation will be enough of a guarantee for you!