You should utilize the DSCR 30 year fixed no income no doc program in your llc 

I assume not.If the property was purchased under an LLC and my parents get a 5 % preferred return and they personally guarantee the loan, but I take the majority of the income, does this remove the loan from my DTI?

The reason I haven’t purchased anything yet is because I’m a new real estate agent and I’m focused on building my business as an agent for the time being as well as saving up money for a down payment while I’m building enough of a track record to show the banks that my income is steady enough to be approved for a loan since I won’t have any w-2 income.

Thanks to the Cost Segregation Study, the property investors were able to reclassify the property into the following categories to accelerate the depreciation:The use of the accelerated depreciation strategy helps real estate investors to reduce the tax liability immediately which therefore increases their bottom line due to the offsetting of income.

Also my cash flow is not that great (relative to value of RE) because I have extracted value on a consistent basis (income is almost $20k/month more than piti but when subtracting off the other expenses (cap ex/maintenance, vacancy, misc) it is less.

Building a duplex or triplex for house hacking could be a solid investment strategy, especially considering the potential rental income and your ability to live in one of the units.

We want our daughter in the better school district.Both of our income increased significantly this past January.

Probably has another source of income resulting in them not closing houses and not being immersed in real estate on a day to day basis

Since then I figured out since I meet the income threshold I could consider it a "second home" vs. rental investment so I could put 10% down, which has me even more interested.

You could buy 10 rental OOS but income for those properties are peanuts compare to one succesful BRRR project in CA, but at least it's good for PAL deductions :)