My understanding is that when renting out rooms in a primary residence, the income is classified as boarder income and isn't counted towards DTI, as outlined in Fannie Mae's guidelines(https://selling-guide.fanniemae.com/Underwriting-Borrowers/I...).

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.What else can we assist you with?

I understand you tried that and it was rejected but I think you just need to keep putting offers out there. 

Reading them can help you understand the principles, strategies, and best practices involved in successful house hacking endeavors.

I understand the importance of time so i do not want to waste anyones time.

As an investor myself, I understand the importance of reliable income over the long term.

I totally understand why some people get annoyed about cold callers.

Specifically trying to understand the impact on Single Family Residential zoned in Sarasota County that was previously limited to greater than 30 day rentals and one rental within a 30 day period.

@K S.You just said they make money by lending at 7.5-8% and they don’t have to deal with tenantsThat’s how they make moneyI don’t understand your question.

Remember, a good agreement makes a good deal better, but a bad agreement makes a good deal bad.Also, as @Dan Heuschele alluded to, if either of you performs any activities whatsoever while residents of California, the state of California's position is that you will have to register your LLC with the California Secretary of State (even if formed in Texas or some other jurisdiction), file the annual Form 568, and pay the annual $800 tax.Also, by forming an LLC in Texas, you may be subject to the Texas Franchise Tax.So really the only person who can answer the question of whether you need an LLC or some other entity/arrangement is a qualified attorney who thoroughly understands each partner's situation with respect to themselves and each other.If you need a reference to a good one, I have one.