I’m not a first time home buyer but wife would qualify, I want to put down less than 10%. 

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

From using data to identify emerging markets to building tools that automate property analysis or management, your skills could really give you an edge.

They said they will not take rent into consideration and declined me because they are using the mortgage of that new loan, my current mortgage and HELOC payment off of just my income now, which is dumb because of course I can’t qualify.  

In my experience, these are also referred to as "QM" and "Non-QM" loans ("QM" = Qualifying Mortgage)And as consumer mortgages, these loans are generally issued under the person's name with the underwriting based primarily on the borrower's DTI (Debt to Income) ratio.

I've had qualified renters move into a rental, add their bum friends or family members, and then disappear, leaving me with bad renters who weren't approved and aren't on the lease.The best practice is to screen every adult, approve them, and add them to the lease. 

There are variables involved, and there’s of course skill and effort required not just calls.

You can get around the by partnering with someone with PR and language skills.

If you are looking at FHA because of credit score, then I would work on credit scores to qualify for conventional financing or see if you can get a very strong coborrower with high scores.  

Really great investment loan program if you can qualify.