She agreed and I started the loan process but the it didnt go through because my debt to income ratio is high and need a co borrower but i can’t find ine at that time.

The first is your father would likely need to be a co-signer on the mortgage.  

Finding a co signer.I recently was presented with a salaried job opportunity, I took it, thinking this additional income in addition to the income I make from commissions in real estate would help me  become more loan worthy.

I've looked into purchasing a co-op in Suffern because the numbers worked but they only want owner occupied.

@Brandon FishYour best bet is probably a co-signer.

I would also recommend including in your offer for the house the seller to contribute $5000 or more for closing costs (allowable for FHA loans)  A co-signer will help a lot, (parent or significant other) This is how we bought our first property, I would recommend finding a 4 unit to buy, deal with living there for a year and save money for your next investment. 

@Tyler DurbinMy layman's opinion is option A.  Co

If they're retired and don't make that income but have it in the bank cool but we're going to need a co-signor. 

One of the 4 will have a co-signer.  

Here's my issue, with this delicate situation I am going to have her give me all her son's SSI information and put him on the lease as a co-signer.