If you can sign a lease with a tenant before you buy the next house, you'll be able to count that rental income to help with your DTI. 

For the new subject property...75% of the projected rental income can count towards your income and the monthly PITI payment will count towards your debt. 

The last check I mailed to them in November was returned to sender as undeliverable by the USPS.I am empathetic to their situation, but I want to make sure that we are dotting our i's and crossing our t's. 

Another thing to be aware of is you would not be able to count your departing primary rental income in this scenario even if your wife starts paying rent.

I was looking at a home equity line of credit but ran into problem because the are saying I don't have enough income and they cant count the airn bnb income under two years.

Be descriptive, avoid subjective words, use emoji's to stay efficient with character count, and avoid putting creative property names in the headline because that does not help the guest understand your listing. 

Account Closed as long as it's mortgage related you can have your credit checked as many times as you want inside of 2 weeks and it will only count as 1 inquiry. 

The obvious answer is that I can charge more money for the higher bedroom/bathroom counts.

I stood there outside, counted the MO's and it was $500 short. 

If it is all cash - can't be proven, so forget them if they have to count support as income to qualify.Hence why I always say "documented income" - it can be verified that way.