Some strategies to get around are:1. leverage your current portfolio and buy in cash, increase value, and then refi2. buy Multi-family so your ratios aren't the main factor to lenders3. get in with a lender for high net worth individuals4.

They are short term loans, usually 6-12 months, high rate, interest only payments. 

@Samuel Coronado - the challenge is that there will likely be a very small number of renters looking for a house that size, as well as that can afford a rent amount that high who won't just buy otherwise. 

For long-term growth, consider newer single-family homes in high-appreciation suburbs or well-located small multi-family properties.

Look for properties with high cash flow potential, good condition, and room for improvement, such as value-add opportunities.

If you get in with a locked in company that's in it for the long haul, your success and being taken care of are gonna be pretty high. 

Highly recommend Umbrella Insurance ^

While I’ve considered cash-out refinancing or HELOCs, the high rates make these options less appealing.I’m debating between using cash to acquire more SFRs or diversifying into mixed-use retail properties.

I said that was too high for me and offered $170,000. 

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.