just keep knocking on doors and making phone calls, I finally got a good deal to sink my hooks in to and have your same issue, in the middle of a refi-cash out to buy this other property and the bank is throwing a wrench on the deal by asking me to pay off a car note to make the 51%DTI ratio. this bums me out but will keep pushing on until I get financing secured to nab this other property, maybe hard money to buy/fix and rent ( I am trying to avoid doing this), or maybe 203K loan, there are too many options, you need to exhaust all possibilities until you get one that fits. good luck brother.

Finally, on August 7th I was approved.

I worked as an independent contractor for over 10 years, finally decided to walk away from that security of having steady work, and income, so I could finally provide the level of service I wanted to, and homeowners deserved.I am a rare type, most others subs were more than happy with just doing enough to get paid, and move on.

We found a few deals that fell through in negotiation or after inspections and then finally we found our current duplex in August 2016.

This coincidentally became the final piece that the Lender had requested after I have already closed on my end.

Finally, as this is a pure investment property and not a house hack, lenders consider it a pure commercial play and all but one ask for 25% down and 5%+ rates...any thoughts on this?

You might need permission to do that but I would also recommend that you talk to each tenant and see if they have made any choice to stay there or not.  

I'm going to get her to sell it to me. not sure if you know but how is the Housing Choice Voucher Program in Portsmouth candidate wise?

Youll make the right choice either way.

It was filed, but never finalized.