Will appraiser count income from all units if title shows all the units or will there be a red flag with MLS / OM and city showing one less unit? 

If that's the case, why not go towards a Conv. loan, you have the W2 and own your business plus you can use the income (75% of the rental) from your current property once it rented.

I have a large income, great credit score, a down payment, just not enough for 20% down OR not enough down to meet the conforming limit of $766,000.  

More info here:DSCR loans won't use your income to underwrite the loan.

For example I have house hacking clients in Malibu doing STR and the city imposes a 15% gross income tax.The popular areas (Joshua Tree, Big Bear, etc.) from what I am hearing are over saturated.

It will emphasize the role of investors, developers, and property managers in driving the transition towards more sustainable practices and the collective benefits of these efforts for the planet and future generations.

I'm looking to invest some cash for a passive income (don't get me started.

You can qualify based on debt-to-income alone. 

Do you want to generate passive income or are you okay with negative cash flow?

If you are looking to invest so it can help offset some of your mortgage or other housing costs you can always buy a nice home and add an ADU to help generate income.