From my understanding if 75% of rents cashflow over PITI it actually improves you DTI for approval is this correct assuming have 2 years landlord experience?

It’s almost like living with free housing.Sweat Equity: You can add value to the property by improving it.

This where you can begin to see where there are operational inefficiencies, cost overruns, or areas where income can be improved.

HI Aaron,As everyone has mentioned, both the photos and theming need improvement. 

I even waited to get the deed before I made any improvements so it wouldn’t be too hard for an owner to redeem a vacant house.

Education does not need to be connected to your work per se, but rather improve your current work skills (or be required as part of your job with CEs for attorneys, accountants, etc.).I don't think it was missing. 

I'm also getting rate buy down concessions for clients to improve the interest rates.

The tenants love her, she stays on top of maintenance, has implemented upgrades to improve the property and drive rent increases (much to my dismay, LOL), organizes fun themed events with catered food for tenants, manages evictions and oversees the building's Section 8 program.

I was attracted to Real Estate investing 6 years ago but realized I needed to improve my income first.

I am always looking to improve my tenants' stays, as I have a high return guest ratio with quality tenants, including professional athletes, executives, and more.