In further exploring this route though, the mortgage officer I’m working with mentioned that while they may be able to refi up to 90% (or maybe even all) of the balance I have borrowed from hml, if I instead choose to acquire the property with my own cash (no hml), then the max amount they are able to cash out (refi) to me is 75% of property value.Can anyone explain to me why this is?

That entails both money and time, and she may not have had the opportunity to expend either within 5 days of the divorce.Were I in your shoes, I'd engage an attorney to draft the quit claim deed, inform the ex to contact the attorney's office and arrange a time for her to go sign, and that would be that. 

However if you're somewhere between 50% and 90% then you may not want to do this because you could be turning away revenue that you wouldn't otherwise receive. 

My loan officer hasn't told me the exact rule, but essentially they are asking whether I bought the house with cash or with credit.

I’d recommend contacting the university’s foreign student assistance office with your question.

And has top-notch agents working in the office.  

Great area, had a blast.My office (SJ Lincoln Realty) is in Ballston Spa.

Did you already speak with a mortgage loan officer?

I'm sure you could get approved and I'm the guy who cringes when I hear loan officers talking about how they could get anyone approved. 

There are lots of great experts in the county's, with small offices, who will do it for a reasonable price.Anyway, that's my incomplete, short answer.