I'm trying to figure how you got to 45k?

but i also 2nd @Jay Hurst's sentiments - get a 2nd or even 3rd opinion on DTI/ full doc. i personally love files that are puzzles, i get some weird satisfaction out of figuring out how to make it work on full-doc, especially when my client has been told "no" before. if it doesn't work now, a good loan professional will help you create a path forward.

@Sean Dillon figure out how to buy a 2-4 unit with FHA loan.Then rent at least one of the units long-term for stable cashflow.Try STR in another unit as well as the other bedrooms in the unit you live in.You may even consider living in the basement, attic or worse unit in the building to rent everything else out and max cashflow. 

Still figuring that one out.

Another way to look at this is......1) figure out what you want to make as a net profit, 2) Do a quick check to see if this is within local averages, 3) Set your pricing at that higher rate, but keep your occupancy lower.You make the same money with less effort or risk...This might not work everywhere, but it's certainly worth a try.

Now, you need to figure out how to find deals and pay for them.

This OM uses expense figures that are round and likely not 'current' as advertised.

As long as its rational and both parties are level headed im sure you will figure it out. 

Now, you need to figure out how to find deals and pay for them.

I do not know the accuracy of that figure or if it is what the average is presently.