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?

The debt to rent income is fantastic, but I understand if the city is not growing.

If you are using it to buy a turnkey property which needs to produce cash flow to be considered a viable deal how does buying turnkey(Little to no cash flow) combined with HML(High interest only debt) make alot of sense financially? 

Alternative Lenders – Look for private lenders or debt funds that focus on asset-based lending rather than borrower experience.

If you are open to non-traditional methods of financing, you could use a debt service loan to bypass that requirement.

Reflecting on the last 20+ yrs, when we could cash flow immediately with low cost sfr, had we gone with the higher priced properties and significantly lower cash flow, more debt, we could not have achieved IRRs even close to what the lower end product has delivered, nor paid off the investments. 

Yes, it is debt tied to a property she owns.

You do not have to go straight into debt-to-income ratios and cash-on-cash returns.

I frequently see where one party is awarded the property and debt and is mandated to sell or refinance it within a certain timeframe to have the other party removed from the note/mortgage.

In Philadelphia the fundamentals are strong: leading industries/employers are in the Education and Medical fields which are known to be stable, proximity to NYC and DC, national airport, port city, affordability compared to mid-atlantic predecessors.