Obviously if the value is low that's one thing, but what if I pay and they deny me for some other reason?

Learn by doing, not by paying.You can do all the right things after spending $40,000 on mentoring and not end up with any real estate.If you invest in a project.....very low chances you end up with nothing.   

@Dion DePaoliWe do work almost exclusively in low value band assets under 125K values.

Now, one month later, I’m called to face this situation.My energy level was low.

If the rate is low you'd be much better off finding solutions other than refi (pulling personal loans, second positionAlso, what's your credit looking like?

I buy where people want to live, not where property is cheap due to low demand.  

Price of entry is high, rent is super low. 

Great Buy and low interest rate. 3.5% How did you find this deal and how did you negotiate it?

My somewhat unique situation is that I have low reported income due to the structure of my investment accounts, yet I have access to meaningful capital.

As we first hand see the demand for student housing with a low supply of affordable options in the area.