We have some credit card debt we are hyper focused on paying down , and 34K in my student loans (not touching currently due to SAVE plan with the zero percent interest).

Most of my clients run their SFRs at a 25%-30% (excluding vacancy/credit loss) operating expense margin and most of the banks I deal with on their DSCR loans underwrite using 35%.

Working with contractors can be extremely difficult as projects get delayed and there is poor communication(red flags were not present before project began).

However, I've researched different ways of doing this, such as a home equity loan, Home Equity line of credit, and cash-out refinance.

I ran some quick numbers and would estimate (assuming you have good credit) you could borrow around $415k-$420k, which includes funding 100% of the rehab costs.Have you calculated your expected profit based on selling after rehab and if you decide to keep long term? 

If the students do not have the income or credit to warrant the rent amount, I would require that they get a cosigner (like a parent or another relative that can vouch for them).

sometimes to reduce borrowing costs, I'll use a hard money loan solely for the purchase, and then pay for the rehab in cash or use a 0% credit card (I don't recommend that for new investors!)

This also includes a few credit cards that are used for business expenses.

Check with a few local credit unions as they usually have the best HELOC offerings.

When a husband and wife jointly own a residence, and the husband takes out a Home Equity Line of Credit (HELOC) in his name only, the spouse's involvement and liability can vary based on several factors, including state laws and the lender's requirements.1.