Do I have to wait till next year to invest?

[Brandon Duff]

I own my own business and as many self employed people do, they write off as much as they can. 

I've learned lenders don't like this.

My W2 is $25,000

K1 is around $11,000

Car payment is $498

Credit card #1 is $15 minimum payment

Credit card #2 is $25 minimum payment

Fiancee works for a property management company so we have our rent comped 

No other debts 

I currently have $26,000 saved 

I want to get into a property between $118,000 and $130,000

I plan on renting it out for between 900-1100 

Single family home 

I will be buying out of state 

My statements show between $5000-$7000 a month of income coming in. ( I'm not writing off anything anymore, besides car and rent for my business)

No lenders will lend to me I've tried 4 because my debt to income from tax return the last 2 years don't show enough ( damn self employment)

Hard money lenders on the website says declined because no rental experience and too high DTI..

What options do I have? 

I don't feel like partnering.