I'm pumped to get started and have inquired about a few opportunities but the thing that keeps popping up is my DTI (Debt to Income) due to all of my student loans and my own personal mortgage etc. 

I self manage and rent to students now but I’m strongly considering turning part of it into STR.

I like your creative thinking but no I don't think you should have your husband take out student loans to invest in real estate.

I agree with the maintenance reserves needing to be bumped up considerably, as for the vacancy reserves, I made a conservative assumption that I would see roughly a month out of the year where tenants may change due to the life style of college students (if they were the demographic renting the property) depending on if they renewed a lease or not.

Our guests are usually coming to either visit their college student, come for a football game or have ties to the area. 

Furnished rentals (STR, MTR, student housing)3.

What is the interest rate on your auto loan and student loans?

@Anthony Harris Lower margins is the thing I'm crying from the rooftops...

Live like a college student as long as possible

The managing broker at the office I work is a faculty at the college I work for and was my professor while taking real estate classes, all the real estate faculty are agents for the same brokerage, and there are plenty of former students who also work at the brokerage.