Look, if you are looking for a bank with "no foreign wire fees" thats quite a stretch and I'd advise tossing that idea out as it will keep you on the sidelines. 

Also the idea that occupying a 'piece' or 'portion' of property allows for AP is flawed.

I like the idea of diversification of my investments and I love the strategy BAM has articulated: the focus on properties with below market rents in growing areas with jobs and good schools. 

I've been teetering around the idea of house hacking once I am done with college, but a big issue I have come across when speaking to a mortgage broker is the fact that I need to prove 2x of the mortgage in monthly income.

They can pull up comps for recently renovated or new construction properties from the MLS to get you a better idea of a realistic ARV.

Honestly, over leveraging is a really bad idea at this time (just my 2 cents). 

Let me know if you want to chat more about it or need specific model ideas!

Any idea why??

It may help you get some ideas on what to add to your own thing or send them that.

Then, put together another list for the property called income/expenses.Alternatively, I have another idea that may work.