dont you love appreciation ( oh wait on BP its gambling and who in their right mind would invest for that :)  )

I've worked for local lenders and big lenders and a lot of it comes down to a convenience factor- if you work with a lender that is licensed in multiple states you save yourself the headache of sending your tax returns and re-explaining your business goals and plans a hundred times over.

Any questions, feel free to call.And for convenience, you'll want to hang your license in NJ/PA with the same company. 

I wanted to do a portfolio loan, to do it all at once and just make it easier and more convenient.

The people that are going to get crushed are people that buy assets that have negative cash flow and are speculating/gambling on appreciation.

That is speculation and gambling. 

If you can't wait to change for some reason, get it all lined up with a good handy man that can do the work fast/efficient to be convenient for the the tenants vs. trying to do it yourself. 

Assess the convenience of any potential investment property by considering typical walks to class, libraries, or—if applicable to your town—a downtown area (think shops, restaurants, or bars).Don’t expect tenants to sign long-term leases.Considering that the majority of renters will be students, tenant turnover will be high—undergraduates especially tend to change housing year to year, meaning renters who are willing to sign a lease over one year will be few and far-between.Instead, encourage lease “pass-downs”.One main concern in real estate investing is vacancies—a valid concern, especially in a college town, where the rental off-season between semesters will deplete the prospective rental pool.

It seems like Airbnb will only work for larger homes (big groups that pay extra for the convenience) and unique experiences.  

Tenantelects to accept the property in its current condition and/or they are waiving their opportunity to inspect, at their own choosing and for their own convenience.