Is this universal for all lenders or specific to the bank I’m working with?

Is this universal for all lenders or specific to the bank I’m working with?

Given I am near 3 universities, should I still time the purchase with fall/winter since there seems to be slightly lower prices and just accept the fact that it'll be harder to find students in the summer and I might have a vacancy of much higher than 10% for my first year? 

Properties are priced quite low there and the presence of University of Georgia has created a high demand for students looking for housing.

For example, one school I went to was Duke university.

I went to the University of Houston and got a degree in Construction Management.

And one other thing that I have yet to learn on the YouTube university campus is closing costs.

Born in Darwin but spent my youth at the University of Adelaide & lived at Lincoln College for the duration of my studies.

I helped with every flip, kept track of financials for them and even went 50/50 on my first "flip" (although it wound up being a tear down, subdivided and then sold to a builder.)I wanted to follow in their footsteps but was guided to go to University, get a degree and then snag a 9-5 corporate job.

Looking for guidance on investing in SFRs around Samford university.