I am betting it would be substantially higher. 

SEE if your HOA rules say any more than that, I bet they don't. 

I'm trying to figure out a way to get a refinance on a stabilized rental property even though I don't  have any verifiable income at the moment.

And for sure on much bigger scale when I have flipped plats to national builders you can bet they are just waiting for us to not close.. and will swoop in.. its just part of the game.. win some lose some.. 

IF your planning to later refinance do you put up 100% of purchase price in HELOC or a lower percentage?

I would like to refinance and put it into her name (bankers say no because "she doesn't currently own it, and that she would need to own it for a year before we could do a cash out refinance").

I bet it's worth having a chat with Ceasar as the Bronx is his market. 

Your best bet is to make a couple friends in the lending world.

I think your best bet is to find and network with other student rental owners in the same student market. 

The other 3/4ths of the property is an investment property and I'll bet they've been declaring rent and depreciating and writing off expenses on it for their period of ownership.