A typical Gross Rent Multiplier (GRM) in a good LA neighborhood might be 18.

I understand the qualification criteria for REPS but have a slightly unique situation that I haven't found any answers for by searching...99% of my income is from my insurance agency that I solely own.

The income/ purchase price ratio is just to high from what I see.

However, I like having two streams of income at all times. 

@Eric Lowder something to be aware, when you get your next loan, the lender will look at your schedule E to determine rental income from your property.  

Businesses will allow food trucks to operate on their property for 10% of the income made during that time.  

What path would you takeGet a job to have consistent income.

There are conventional loans with 5% down as well which when your value increases or 60 months pass the mortgage insurance can be dropped.Student loans even if deferred are part of your debt to income ratio but the income from the rents on 1 or 2 extra units can offset.

Eastside tends to favor appreciation more so, obviously in addition to rental income.

If you are setting aside a rental income for future capital expenditure, then the cash reserve are taxed as rental income when you earned it.