This is especially true the finer the market is.I see a lot of different strategies from serial investors I work with regularly, and would be happy to learn more about your finer details as such.

I would just say the biggest red flag here is "anything sounding too good to be true" - whether thats a hard money interest rate well below market, or 100% "no skin in the game" financing, etc. - those are the biggest red flags here IMO

That might not be true for all universities. 

I've tried Spokeo, True People Search and beenverified with no luck

Rent control can be a real deal killer - most listing agents love to use the pro forma rents (market rents) even when their true rents are 50% of market.

We are also told that it will not appreciate but that is not exactly true based on realtors, but they are kind of biased.Thoughts?

Being upfront and honest with you before either of you waste any time is true indicator a bad person has changed for the good.

Are you going true hardwood vs carpet vs LVP?  

This is true.

@Jeff Rabinowitz true, but most HMLs dont play in ND.