I quit my job 2022, live off rental income and we house hack a large 3 level house with rents totally covering mortgage.She has excellent credit and six figure yearly income.

This is an excellent question and one that often sparks lively debate in the real estate investing community.

As for the refi side, DSCRs are an excellent tool to utilize as they are based off the property, not you as the borrower, so no DTI hits / personal income verification required.

And it will be a big asset when building credible relationships.

Welcome,BP is undoubtedly an excellent platform for both networking and enhancing your knowledge. 

The meetups are an excellent place to meet equity partners and private lenders and build relationships with them.

you can open it on excel, numbers, or google spreadsheets.

Basically if there is no "living room" and there are no comparable properties with similar square footage and bed/bath count in your area the property becomes difficult to comp or sell and lenders will not be able to use it as collateral for a loan Excellent point.

Dunmore is excellent too.  

That would be excellent!