My situation: self-employed but tax-return history not enough for 2 years, so seems traditional refinance is not gonna go through.

The reason I dont have credit is because I'm currently self employed and cant show 2 years of steady income.

Once you sell a property, you share your commission with the employing broker, who can take 50% or more of the commission.

I am employed full time at an Engineering firm and plan to purchase rentals as a way to subsidize my income when the time comes for a simiretirement.

Originally posted by @Kyle Penland:Why don't you take a line of credit on the first property up to 75% of the value that way you have the money there, but can use what you need...Call local smaller banks...I had my best luck with a local bank in my home town...Best service around.Hey Kyle,That was my original plan however that failed because in 2014 I was self employed (mortgages).

Keep in mind my debt to income ratio is pretty much at its limit due to my primary home and the income declare on my taxes as self-employed and the investment property I own is under a Trust.I will appreciate any advise on how would I be able to get a loan without necessary going to a hard money lender who will charge me an arm and a leg on interest.Thanks in advance for your comments and help.

Check with a mortgage broker or bank but.....I can almost guarantee that you won't be able to get standard conventional financing until you have been Self Employed for at least 12 months.

My tenants are all highly educated, well qualified, and gainfully employed.

After my sister looked at it we found a 2 year gap in employment, when questioned he filled it in. 

Although, the company had under gone a number of names, I was employed for forty-one years.