Lenders have some great loan programs that allow them to credit a percentage of the rental income, from the other leased units, to your income.

The borrower had 650+ credit and the loan to value was 75% (closed with no income verification by the way). 

I currently have no debt, $67k income, 6k saved, 800 credit, first time homebuyer in Texas, and I would live 100% exclusively in that home without renting to anyone else, thus living alone.

Fortunately, but for the "my mom" case, I have head all off.I must give them too much credit in assuming that if you have an animal, your selection will be limited, just like a smoker.

There is a lot more that goes into underwriting a loan besides down payment and credit score.

If they’re trying to salvage their credit and just need to find somewhere to move, maybe they would be onboard to work with you to get their other loan paid as long as they have time, and maybe some assistance, with moving.

What I want is the ability to get something like a line of credit set or pre-approval as it were up so I can be confident when going out and shopping for deals that I have the funding to back up my offers.

You do need a 20% down payment for a SFR, 25% down for 2-4 units, good credit, and income from other sources to qualify for the loan. 

I tried to refinance the property to a conventional mortgage, but because I carry some debt and because I am earning about 1/3 of what I was making before I relocated (which was expected), financial institutions won’t refinance the property in only my name.Side note, my credit isn’t the issue.

For S8 all you have to do is set a higher credit score requirement.