You don't need to show income history or tax statements to qualify.

I do have a good W2 job and a husband with income as well.

It's a nice/quiet area, so not low income type of rural. 

DSCR loans won't use your income to underwrite the loan.

A Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

If you aren't showing income on the property for the year, bonus depreciation isn't necessary.In general, I would recommend splitting the attributable costs evenly between your personal and schedule E. 

If you don't have any debt, a 750+ credit score, and income, you should not have any issues being approved for a mortgage. 

You also keep the rental income.  

They have to be low-income, usually have kids, low education and if they work - a crappy job.

If your goal is to maximize rental income, adding a bedroom or bathroom often achieves that.