.- Do you have a trusted family member with a stable 2+ year job history, low DTI, and solid credit that would be willing to be a co-borrower on the mortgage? 

I have a co-op rental in NYC and a tenant who has been living there for 3+ years.

@Alex SanchezSo I currently own a co-op that is my primary which after 2 years (1 years left) I can rent it out and I will be getting a multi family 3-4 using an FHA

Exceptions:You’re relocating due to a new job opportunity.Your new home is more than 100 miles from your current FHA-financed home.You need a bigger home to provide for a growing family.You’re getting a divorce and your spouse is staying in the current home.You were a co-borrower for someone else’s FHA loan and want to buy your own home.You’re not using FHA loans to build an investment portfolio.You’re buying a HUD real-estate owned (REO) property.

I applied through my bank (TD bank) one time on my own without a co-signer and got denied because they said my income wasn't enough.

You can also consider being a co-manager with landlords, in most states you only need a license to discuss rates & terms. 

* I should add, I required a co-signer to qualify for the loan and would not be able to pursue this without a co-signer, which the lender said was a key distinction when it comes to FHA non-occupant co-borrower rules. 

I had a friend manage my space as a co-host when I lived out of state for a year, but I was unable to find a pro outfit.

It could be as simple as offering a co-signor, you'd be surprised how often a tenant can get such once asked but never thought to mention it or offer it.

If you are a co-owner and they are rental properties, then you should be able to deduct them as an expense regardless of how the payments are made.