Newly retired... How to obtain financing dilemma.

[Garen T.]

I took a buy-out offer after 31 years at my high-tech company. That was on Dec 31 of 2019. Of course I expected 2020 to be VERY different than what it has turned out to be. I have on SFR which is paid off, a duplex with a note at 5.125%, and I own the home I live in. I received a generous buy out offer, have a nice nest egg in the market, have 3 great renters, and have an interest in a company that pays investment income as well. I'm mid 50's so have not started doing any sort of distribution of funds in any tax differed accounts.
With the money I received from the buy out, rental income, small company income, and Covid-19, my income/expenses have been very easy to meet this year. 

However, I don't think I have enough validated income to qualify for a re-fi on the one note I have. And if I wanted to leverage out to acquire other rentals, I'm not sure I'd have the income history to qualify for new money. 

Questions. 
1. How do retirees qualify for mortgages prior to starting a regular distribution. 
2. How can I get this one mortgage re-fi qualified to a lower rate. I hate the fact that I'm paying a good portion higher rate than is available to me right now. 

Thanks