I cannot do a conventional loan because I do not have a job and my husband is not ready to input his info (for his W-2 job) for a loan application so I am trying to think what loans will work for me? 

You need to develop approval criteria for your application process and stick to it.

Quote from @Candi Kham: SOFTWAREGood software will handle management, accounting, and application screening.Software is a common question on BiggerPockets.

(You must identify a managing agent with a Philadelphia mailing address on the application). 5.

@Nathan Gesner 1) if you’re investing with a spouse make sure both are on board for self management or it will harm the relationship. 2) it’s a business, not a charity, so if you’re susceptible to hard luck stories from applicants/tenants, don’t self manage. 3) water heaters, heat and a/c, plumbing only seems to break down when you’re finally on vacation, so have good contractors in place who will go on your call and let you pay them from out of town.

We’ve gone through the process of doing an application and submitting the required documents, and our lender is saying our combined income is too low, even with a significant down payment. 

3-4 more tenants may sound great when it comes to income, but there’s a ton of work involved with screening the applicants and maintaining the people and properties.I’m not a fan of the one bedrooms myself.

I put in applications for quite a few of the recommended lenders and then selected one I thought would work the best for my current financial situation.

A+ tenants seek out quality managers because they know the hot water heater will be fixed tonight, not two weeks from now.83% of Property managers cited fraud in at least some rental applications last year, how many DIY landlords even knew the fraud was present? 

Whether you can include rental loss in your tax filing for the last three months of 2023 depends on various factors, including your specific circumstances, the type of property you're renting out, and the applicable tax laws in your country or jurisdiction.