@Matt Huss I own a few student rentals and also have had success with a variety of creative financing options including having the seller secure a second mortgage for a portion of the down-payment with a balloon due after 5 years (I've had some banks that will even loan at 80% LTV with a 20% seller's note so I have nothing into it). 

If you are using Fannie/Freddie money in your refinance step you could file a 2nd lien AT CLOSING for your cash portion of the transaction.  

Best scenario may be to  start selling off portions to earn your money back.

It's always wise to stashing a portion of your rent aside for future damages and repairs.

And when you once again sell you will again be able to take a portion of the profits tax free while continuing to defer the rest of the profits if you choose. 

The seller does not have a crystal ball and cannot disclose that the tenant is not going to pay the when when the seller does not know whether or not the tenant will pay the rent, but the seller does have the right to hope the tenant will pay the rent and he has the right to keep the deposit for the portion of rent that was owner when he owned the property.

So one of my goofy renters' goofy kids was playing with a lighter and basically burnt up her room and a good portion of the upstairs.  

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We demolished all but a few feet of the home and left a portion of the existing foundation, then designed and built a new 2,504 SF modern home with an attached 2 car garage.

They can advise you on what needs to be paid down first.You can also ask them about your down payment, a large portion of that has to be your own funds, so you have to have your own money.