It’s great to see your post, sounds like you’re deeply involved in the real estate investing world with a range of strategies.

With my mortgage eating half of my income, it sounds crazy to take a second one. 

With HMLs and cash in place, it sounds like you’re set up for success as you move into BRRRRs and multi-family investments.

I do not mean to sound harsh, as RE has changed my life and I fully believe in it.

Sounds like she would be buying in her name, but you would co-sign?

They sound like quacks.Mike

Hi - you sound like a perfect candidate for the "DSCR Loan" option - its the loan type thats popular wwith investors and one of the big reasons why is the exact situation you are describing - running into DTI troubles. 

Quote from @Charlie Martin: In hopes of not sounding ignorant, are there any low to no money down financing options for a first time investment property buyer?

@Evan Price, it doesn't sound like you had a bad experience here.

Hi Tom, Sounds like you are in a good position and have options!