I can refer you to an amazing Mortgage Planner who works with real estate investors and can refer you. Please contact me directly.
Also, if this home is your personal residence and you are renting out rooms, the lender qualifies you on your income alone, and in my experience, they do not count the room renters.
The Mortgage Planner to whom I would refer you has access to millions in portfolio money, which means they do not have to follow FNMA guidelines and he may have a creative solution for you.
I'm a licensed lender and Realtor. Rent counts, but is discounted to offset vacancies & maintenance. Rent must be reliable, verified over an extended period and must also be documented with leases.
Rates for Non-Owner Occupied are slightly higher than owner occupied, so where you end up depends on a number of factors. Your credit is excellent, so it's worth investigating. If I can be of help, call or email anytime.