I think this could be a valuable resource to help dot the is and cross the ts on a first purchase. 

Fingers crossed that's all they wanted!! 

If for the rental only the the net amount is counting as debt, then I'd have Debt = $20,000, Income = $100,000 + $1,000, Debt / Income = $20,000 / $101,000 = 19%.Thanks for any insight.

They also could NOT count our years of AirBNB income as income because they said "There will be another second wave" so they cannot count it as reliable income anymore??

There are many types of self directed IRA's and you will want to research them to make sure the one you get can hold real estate (you will get some that say "Yes you can invest in Real Estate" which is not the same as purchasing property in your Roth IRA) With the proper product, all proceeds that come from the Rent or sale of the property are Invested back into the Roth and will grow Tax free without counting against your contribution limits.

@Nicky Reader Any kind of loan is a liability that will count as liability and lender will hit your DTI with instalment.

While I was getting ready to write this, I did a quick count of all the creative strategies I've done...or almost did, and I stopped counting at 27. 

Planning to talk with lenders in the area soon but would like to hear where you've had success with LLC financing in the Colorado Springs area.Thank you BP, I'm counting on you!

I make less cf but I put less effort into it (ymmv)"Count yourself fortunate to get a good tenant, the same thing goes for market-rate stuff with a good tenant.  

@David White never done it but if we are talking big deals with large unit counts I would invest in a syndicated deal or two or three that includes the opportunity to learn so you can get education and experience that could then be parlayed into your own deals.