Making 0% here is a net loss of $11K (excluding increase in rent).For those reasons, I'd compare this cosmetic rehab to a bond with a 10% yield...except if the bond never pays you back your principal.  

I would like to qualify for a new home loan.  I spoke to 3 different home loan officers and they have given me different information each time.  Here's my scenario.I bought my house in 2016 and started renting it out ...

Sounds like a 5k job for me with permits, excluding putting back drywall and no extensive demo work.

As an example, in the area where I focus in (Jersey City excluding the nice, developed areas), I can't even possibly develop a new built 2family house there.  

You can't just exclude an operating expense to manipulate a cap rate.

For that product you are probbaly around $150 a ft for construction costs  ( all costs excluding land and financing).

The front end DTI ratio excludes all other debts and simply analyzes your income relative to the payments on the new mortgage plus tax and insurance.

If not I would inform them of any breeds that would be excluded on your insurance prior to them acquiring the animal. 

This is excluding the 11% of every check I put into a company Roth 401k. 

Call your insurance co and find out if they have any excluded breeds, also find out if/how much it will raise your premiums.