The premiums are made with after-tax dollars and the cash value in the policy he grows tax-free And can be access tax-free. 

Congratulations, you get to share your partners tax burden and pay the depreciation recapture at ordinary income rates. 

Even if we do know the exact transfer tax, we haven't seen the contract to know if the transfer taxes are being paid by the buyer or the seller or if they are being paid 50/50. 

I'm a commercial mortgage broker and I'd love to connect to discuss debt financing strategies as you come across potential deals. 

It has cost many people including myself a lot of unnecessary money and still is because you deal with the tax portion of opening unnecessary LLCs recommended by supposed professionals. 

No benefit tax-wise. 

Further context, I have zero debt, high 700s credit score, one other investment property here locally. 175k in cash available, looking to do DSCR loans or cash and then refinance.Peoria, Illinois- Great need for lower income housing, market appears to have many options.Lawton, Oklahoma- Looking only at extremely cheap properties, as it seems it’s not terribly hard to find renters.

Everything in tax depends on the personal situation. 

I mean myself and any bank would need more details, but if you utilize that large sum as a downpayment and have a small mortgage, wouldn't you easily qualify for the debt to income?

For example, if your partner has income and no debt, perhaps you can invest through her, or if it makes sense to combine your income with her that might still get you below 50% DTI.