Yes, paying a referral fee to an agent is a great way to increase door count. 

As I understand it, the lender should not count the entire PITI of the loan against the borrower in this case, but 25%. 

Is counting on appreciation the only strategy in a market like this, or are there points of view?

Does 469(h)(5) specifically mention ability count spouses material participation even if filing separately - didn’t see this ….

Some lenders also count your retirement account as reserves.Seems like you’re on the right track, keep looking in your buy box so you know what a great deal is when you’re ready to buy.Wish you the best.

My lender isn't counting my 4 fixed and flipped in 2013 and also my 7 years of apartment management from 2014 to 2021 towards my investor's experience.

I also more generally disagree with @Jason Wray's advice to cash out refinance, on two counts.  

What you should do is not count the good reviews, but look into the bad reviews.

Count me in.

Also, I haven't gotten a straight answer on this, but I think depending on the lender, the heloc payments may be counted in different ways towards your DTI.