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. 

You need a good source for local landlord tenant laws, a  reserve account for the unexpected, setup a payment tracking system, find a handyman, set expectations with your tenant about what constitutes a valid emergency, have the tenants sign a "walk through" list with photos of the condition of the house, make sure they have renter's insurance, 

Online forms for tenants, income and expense tracking, auto add late fees (or other charges you may have), rent collection, integration with other applications, ability to store documents, etc.   

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.

It sounds like you have many mentors to choose from.If they have a proven track record doing the same type of investing you want to do that is the person you should select.

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.

Yes get different accounts because it makes tracking and recording of your business transactions easier  and also keeping your personal finances within your budget if you track it.