As many have said, DSCR loans could be a real saver in your case if DTI is maxed out.

While many of these partnerships can be fruitful, some turn out to be less successful, with unfortunate outcomes that could have been prevented with proper planning and safeguards.For instance, we recently encountered a case involving an investor, or "money partner," who contributed $650,000 to a real estate deal facilitated by another investor, the "developer."

Time makes everyone in real estate look like a genius.

@Ethan Cole are you able to recommend a good Real Estate Attorney?

The mega backdoor roth sounds great in practice, but in real life situations I've never actually recommended it to anyone. 

so its an off market deal where i am dealing with a wholesaler. no real estate agent. we were clear to close as early as Feb 24th.

Cross collateralize your other real estate if you have equity.  

Real estate is a long game, so maybe you do not have the rental rate you want right now, but trust me, the market will level out, and you will eventually reach a point where you are cash flowing.

Finally, I was told, in their company's words that they are the "Rolls Royce [of taxes]" for real estate investors.

Number of units depends on shape and size of parcel.