My portfolio has a value of around 5.75Mil and I have 2.7 Mil in debt, including my primary, at an average rate of 3.86%.In addition to this I have an S-Corp consulting business.

It took them 16months and 1.6M of debt to finish rehab and put it to market.

Sell Price 700,000 Down Payment 125,000 Loan Amount 575,000 Rate 4.50% Term 360 Monthly Debt Service 2,913 Annual Debt Service 34,961   NOI 46,117 Annual PreTax Cash Flow 11,156 Monthly PreTax Cash Flow 930   GRM 1.10% CAP Rate 6.59% DSCR 1.32 Cash on Cash ROI 8.92%My original plan was to live in one of the units to get a good residential loan (I'm a first time homebuyer) but that would put a $1450 dent in cash flow, making me go negative, so I'm not sure yet until I see the diff between a commercial loan and a residential loan cost.

He is also transitioning which means no job yet= no loan, no dti's, not sure of cred score or debt... too many unknowns...1st prop= zero downall others= 25% +/- which means there is no #2 property conventionally.

If it does change, what are the best practices, calculations/ number, and strategies to follow and ensure all debts are paid and the property properly cashflows? 

So, I've reached out (given my 810 credit score and shared my income, low debt, etc.) to various lending companies and brokers and learned that nobody "pre-qualifies."

John wants to de-risk his portfolio, eliminate debt and downsize.

I’d Prefer to pay off Any non 30 yr debts associated with a project before starting another.

Generally you are going to have better luck with local and smaller community banks vs big national banks)In your situation I don't even see where seasoning is an issue at all.

What exactly is debt to income ratio , does this only apply to credit ?