If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.

The tradeoff on the joint financing is going to be the (refi) costs associated w any transfer of ownership, HOWEVER transferring title to the LLC is unlikely to trigger due on sale (b/c it sounds like most banks simply aren't monitoring and/or enforcing due on sale in these instances) which would make the ownership (sans the actual mortgage note) more easily transferable than exiting your position as an individual owner?

Stucco, no decks, I’m renting individual rooms, 10min away from my house, easy maintenance.

You presented a perspective I had completely overlooked.Would you still recommend negotiating a lower purchase price vs cashier's check on closing given that we're in a higher income tax bracket and thus capital gains tax could come into play in the future? 

I would recommend picking a major that has high earnings potential, not something like a degree playing the Trombone.

It all makes for an interesting dynamic that we've yet to see fully play out.Detroit prices are up 2x in the last 5 years.

. $250,000 per married individual.  

There are definitely a lot of ways to structure a deal, and several abstract factors can come into play.

The price to get in is obviously TOUGH, but if you have a pile of cash to play with, it's hard to argue with or beat the long term results of the cities with the best job markets and lifestyle (for those who can afford it) in the world.

For individuals that qualify for this, they can use their rental property losses to offset their active income.