Hi!

I am looking to make my first investment with a live-in multi-family in Attleboro, MA.  I am 21 years old and self-employed.   I was rejected by Norwood Bank last year as my 2015 & 2016 2-year monthly average income was only about $1,100 as I was a full-time student in 2015.  

I am ready to file my 2017 taxes which will give me a $3,791 2016-2017 monthly average income.  I have about $13,000 in business expenses that I am considering deferring, depreciating, or just not reporting altogether if need be in order to inflate my monthly income.  

I have $45,000 for a down-payment. 782 credit score. Zero debt. I am looking to use Mass Housing or FHA to purchase a ~$250,000 duplex or ~$325,000 triplex in Attleboro, MA. Rents range from $800-$1,200. It is my understanding that I can include 75% of the rent if occupied and 50% of the estimated rent if unoccupied. Again, my 2-year monthly income right now is $3,791, but if I under report expenses I can get it to over $4,200.

My bank refuses to give me a hard number on what my monthly income needs to be and I do not want to wait another year to make this purchase.  If anyone here is able to provide me with a breakdown of my numbers that would be greatly appreciated as I am super new to all of this!!

If you need more information feel free to message me.  I was a little unsure of the forum etiquette in regards to posting your income.  

Thank you so much!

Adam