Hello:I am running into some issues with trying to find someone that will refinance a property using my rental income because the rental income is done by the room as opposed to per unit like most people do. has anyone run into this issue before?

Most accurate way is to inventory any capex/maintenance items you are responsible for as opposed to hoa, then calculate expected life and replacement costs.

The issues I face are that the SFH that i buy are in a college town where they are rented out per room as opposed to a local family for less.

Im not talking about a home in a dodgy part of town as opposed to a home in one city opposed to another city close by..

You likely have an increase due to general appreciate as opposed to gain from fixtures or the quality of the interior of the apartment. 

I'm told that the benefit, is, with 5% down you dont need to pay PMI (as opposed to FHA loan with 3.5%)3.

Although I am not opposed to a LLP as well. 

I believe in the Millionaire Real Estate Investor the book said of all the millionaire real estate investors that were interviewed the overwhelming majority preferred to keep at least 20% - 30% of equity in each deal to protect against downturns as opposed of being leveraged to the hilt.

If so I could see people being opposed to it.

I went with a HELOC (as opposed to a Home Equity Loan) so I had money available that I wasn't paying on each month.