You have received some great recommendations and if you are yet to decide on an Investor friendly to work with, you can send me a DM and see if we are a good fit.I do provide free mentorship and a lot of free resources and connections to anyone I work with especially beginners like you. 

Whether it’s an offer to purchase a property, to provide equity capital, or to provide financing, I merely state the price/terms I’m willing to pay.

It's hard to provide any advice without more context with your situation.

This could potentially meet your financial needs by itself as well as provide start up money to do flips or purchase buy and holds

In most of those cases, their broker took a high fee and the investor didn't end up with a great deal.Here are a couple of things that are a tipoff you are not working with a broker with your interests at heart (1) they want to pull your credit before having a conversation, or (2) they send you a long list of things you need to provide them before learning about you and your deal.The conversation should start with why you are interested in REI, then understanding your strategy to get there.

I realize that direct bookings don’t have the protection or support (should something come up) that these platforms provide. 

Without knowing the specifics of the Providence market, I would suggest researching the locations of other student housing providers (ex: https://the02908club.com/).

Also a good pm company will provide a P&L every month.

The PM should provide itemized items of what was done.

If multifamily properties in your area are priced well, it might be worth moving forward sooner rather than later.Risk Tolerance: Since you’re the sole provider, it’s crucial to ensure you have a solid emergency fund to cover unforeseen expenses, especially during vacancies or repairs.Long-Term Goals: Think about how this investment fits into your long-term financial goals.