But I also have no debt other than my investments, strong income, a couple credit cards with around $30,000 available, a big line of credit, friends and family I could borrow from, etc.

But it has given me the opportunity to work with PM and deal with the long-distance.Beginning the education phase, while eliminating debt and building savings. 

If I try to get another FHA loan, will the banks turn me down because of debt to income?

The major potential set back is my student loan debt (about 40K) which would increase as I advance through grad school.

Self-directed IRAIf you are self-employed with no full-time w-2 employees, you can set up a Solo 401k & rollover funds from a non-Roth IRA as a tax-free direct rollover and then invest in real estate.A Solo 401k has several advantages as compared to a Self-Directed IRA including the following which specifically apply to your situation:Unlike a Self-directed IRA, you can have the account for the Solo 401k at a bank or brokerage that does not charge maintenance fees and where you will have checkbook control.Unlike a Self-directed IRA, if you use leverage (which must be non-recourse financing in either case) to acquire real estate with your Solo 401k the income will not be subject to Unrelated Debt Finance Income taxGeneral Considerations Re Investing Retirement Funds in Real Estate:1.

Applicant A has really good credit and 100% on time payments, less than $5k total of debt. 

To be clear, a recession could occur, home prices could fall, cap rates could increase (and multi-family prices fall), banks could tighten lending standards, etc, but right now, market participants are making rational decisions based on the information they have and cash flow can service debt without relying on rent appreciation. 

Good content could include as relevant: what you should be doing three months before your lease ends, how to save for a down payment, how to get your credit ready for a purchase, how to buy a home with student loan debt, what to do when you’re tired of being a landlord, etc.Then, continue to provide this content over time.Once you’ve put this systematic communication in place, then it’s time to work in more direct pitches to everyone on your list.Good luck!

Be aware that if you're looking to expand your portfolio, though, that the debt for a second home will count against your DTI, but the income will not count towards future mortgages until it shows up on your tax returns. 

I’m a realestate investor with experience only in buying and holding but unfortunately using my own money and bank loans which wreaks havoc on my debt 2 income ratio.