If you make enough money to qualify without counting any rents, no worries. 

Convert the Property to a Primary Residence: If you live in the property for at least two of the five years before selling, you may qualify for the primary residence exclusion, which allows you to exclude up to $250,000 of capital gains ($500,000 for married couples) from taxation.4.

If applicants can't qualify on their own, I don't rent to them.

We used to do all the qualifying as agents, push the loan officers who didn't want to work to get the job done, give comps to the appraisers etc. etc.

To reduce your tax bill, consider qualifying for Real Estate Professional Status (REPS) by spending 750+ hours on real estate activities, which reclassifies losses as non-passive.

Qualifying for REPS then hinges on two questions:1.

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

You can roll the 403b’s into a self directed Ira or solo 401k if you qualify.

What criteria would you be looking for in order to qualify and what are the chances of pulling this off? 

The DSCR wouldn't include renovation funds unfortunately and property has to be in livable condition to qualify for the DSCR loan .