I had solid W2 income, no debt other than the mortgages (no car loans, no student loans, all credit cards paid off each month) and all my properties cash flowed, yet a bunch of banks denied me because my DTI was too high.

I discovered Bigger Pockets by listening to the Real Estate Rookie podcast and am blessed to have found such a great and resourceful community full of ambitious people like me.

I am currently interested in Pace Morby's Subject to mentorship but was not sure if this is rookie-friendly or if the cost of the mentorship was too high ($7800).

If the unit takes a walk during the contract this will give you a get out of jail free card.  

Are the credit card charge-offs recent?

.), medical liens, mechanics liens, credit card judgments.You will be responsible for any unpaid property taxes or municipal fines associated with the property.If there are IRS or state tax liens they could have redemption rights (up to six months) on the property.NEVER buy a house from a homeowner in foreclosure, or bid on a house at auction, without getting a title report.

You may want to start with your area and find out who the owners are (skip tracing, tax records, post cards, knock on the door, etc.) and see if any of them are for sale or would consider selling.

Lets say 500 debt to my 2500 income which is 20% but school loans make it more like 950 (school credit cards new mortgage) debt to 2500 income is now almost 40% I can't add in anorthern 70k refinanced home because that would send me over the 43% dti. and since the rent from 2nd house doesn't count for 2 years, how does one beat the dti???

currently reading the real estate rookie book. 

We did our first flip on credit cards and money borrowed from friends.