A few options are to either find a portfolio lender who will be able to lend against the asset rather than your personal financials which is a result of Fannie Mae and Freddie Mac guidelines, or set up an LLC and start talking to the commercial banking groups around you.

The problem is that I also have 6 other investment properties,  Fannie Mae guidelines requires that I hold 6 months PITI reserves for all investment properties in order to refinance. 

That just means they don't sell them to Fannie Mae or other institutions.  

A conventional loan is a loan governed by Fannie Mae or Freddie Mac.  

A more direct route is to go through websites that specialize in homes and properties in foreclosure, such as Fannie Mae’s HomePath.com.2 Some financial institutions such as Bank of America also have web search pages for foreclosed homes.3Real estate professionals.

Direct to Fannie Mae requirements on rental income

Here is the LLPA matrix directly from the source:  Fannie Mae LLPA matrix HOWEVER, we have products that are full documentation WITHOUT the LLPA adjustments.

I purchased a primary residence with 5% down through Fannie Mae and signed an occupant certification.

@Neil Schlimgen I can answer this question will very precise information.With a "conforming, conventional" loan (loans governed by Fannie Mae and Freddie Mac) they will require you to have 2 years of commission and bonus to use that income. 

One tip: if you are married and your wife also works and can support the DTI, do your buying in separate names so you can each max out the 10 Fannie Mae loans.