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!)

People think it's so easy to just find a deal that when improved, is going to give you a 25% equity position so you can get all your money back when you refi.

I have really good income & have good credit -middle score is 768. 

Also, your DTI can sometimes be more flexible depending on your credit score or reserves, so it’s worth asking the lender about that.If your DTI is still too high, try looking at ways to lower your monthly payments or increase your rental income.

You need to do renovations, improve the property, and drive up rents.

CA taxes residents on worldwide income but may provide a credit for taxes paid to other states.

Next year i'll hit top pay and should start bringing in 1.2-1.3k a week. and the year after that i plan to move to linehaul and make about 2k a week.I do have a lot of debt, or at least it feels like it to me. the breakdown being;23k in college debt i got getting a bachelors that i never used across 5 loans ranging from 3 to 5% interest rate5k in bank loan debt i got getting my trucker cdl a at 12% interest rate.2.5k in credit card debt from not having an emergency fund and then having emergencies.

Depeding on the amount get a credit card that has no interest for 12-18 months. 

If i can invest it and make a significant better return after tax than paying it down I would do that but in this instance you will never be able to achieve returns that match credit card debt.