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

Nothing but continue to show her the money that I could never generate working for someone else.

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.

STRs can offer high rental income and flexibility, but they come with management responsibilities, regulatory challenges, and market fluctuations.

It depends on the type of loan, loan to value, fico, income, debt, and experience. 

I wasn’t sure what I need to do to be able to take my 1099 income and right it off with my long and mid term rentals?

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with zero or negative relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

More details:Mortgage (principal + interest): $2930/moProperty taxes: $15K/yearHome insurance: ~$1K/yrCost of home ownership/month: $4280/yr (not counting for any tax deductions related to the interest and property tax)If I account for $20K of interest and $10K of property taxes as an income deduction, then I can reduce the cost by ($30K x 35%) divided by 12 = $875 per month = $3400/mo cost of owning the houseRental income after 35% federal income tax + 9.3% state income tax = $2618/month (!!)

This way, you can have passive income coming in from multiple properties regardless of where you are living at the time.Ultimately, the best strategy for you will depend on your long-term goals, risk tolerance, and level of involvement you want in managing the properties.