And to top it off, in addition to Upen's comment on the financed properties, I'm not sure about Freddie, but Fannie Mae doesn't count the financed properties when getting a primary residence.So you could already have 10 financed, but if you're purchasing a primary it doesn't matter that you already have 10 investment properties.

Would a Lender use the $ that I have in my HELOC account ........... would they let this count towards being $ that I have in a " Savings Account " , as they want to see that you have 6 months of Rent saved up " Per " rental / your own personal Residence that you have Thank you for the input and help 

Your best bet is counting on capital appreciation.

So if you started in 2016 and made $20k and then in 2017 made $40k once you file your taxes in 2018 they will count your income as $30k

We’re now ready to buy a multifamily but because our rented house will continue to count as debt for two years our DTI is way too high (49% after taking into account the mortgage on a new home).

If it isn't in writing, it doesn't count.

Just keep in mind that an appraiser typically can't count basement sqf and thus spending a lot of money downstairs might up your incoming rent, but might not add value if you refi. 

Yes.... that $100k counts toward your equity.

Once the properties under contract are up and running, then my bank will count that as income and that will allow me to refinance.

The way I calculate it is I do not count it but do count some charges for when it is vacant.