I have about $20k in student loan debt and have been throwing around the idea of putting it on the market in the spring in order to give me a clean slate financially speaking.

(I would if they want that as part of their loan package, but I would do my own pro-forma and check the calculator, making adjustment to entries for their calculator to provide similar results, you should always put your own pencil to your financing requests. )Be conservative with income projections, debt coverage ratios are a minimum of 120/125% and may be higher by location, type of project, experience and asset coverage. 

EFFECTIVE GROSS INCOME: $89,330EXPENSES:Property Management: 7.5% = $6,700Insurance: $5,112Maintenance: 12% = $10,720 (I will likely modify this number after inspection one I have a better idea of the actual shape of the property)Taxes: $8,568Trash: $1,085Water/Sewer/Common Elect: $6,910TOTAL EXPENSES: $39,094NOI: $50,236Cap Rate: 8.37%Debt Service: $33,672 (5 yr arm - 25 year am, 5.0%)Net Cash Flow Before Taxes: $16,564Cash on Cash (Assuming 20% down): 13.8%ROE (NCF + Princip paydown): 22.1%DCR: 1.49Debt Yield: 10.5%Using 50% Rule: $83.28/unit/month

I think it may be in your best interest to learn what they want: do they want their return based on debt, equity, mezzanine (the gap between loan and cost, but also a piece of equity possibly)?

There are a lot of debt investments available-  and the better platforms provide DD and streamline the process. 

@Carissa Grant The new mortgage would add to your debt.  

I spent all of everything I had on getting out of debt and obtaining all my education and licenses. 

When you hire the PM you may be able to write into the agreement that they hire the one you chose and it may give you a bargaining position to reduce the cost or eliminate the cost for the PM's fees for future upgrades and other properties you hire them to manage.

With your w2 income, you will be very favorable to banks if you don't already have a ton of debt. 

@John Arendsen  no mystery to CF on the debt side they are just HML  and if you equate it to CA lending rules were your allowed to fractionlize DT's they are basically doing the same thing pooling investors into a debt instrument. . they get rewarded with the points and servicing fee's.