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

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. 

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

They sound like quacks.Mike

I agree with everyone else that the downvote is more apt to be used for purposes other than it just being a bad post and the best remedy for a bad post or a bad comment is to quote it and engage with it and give your side.

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!

That’s impressive and such a fun way to connect your passion for running with family life.It sounds like you’ve got a solid start with house hacking and traveling nurse rentals.

Also would love to hear what the plan go forward is now it sounds like you pulled the funds back out.