In FL I have a lender who gets the 10% second home loans done easily. 

I could easily rant about the problems here, but lets just keep it to sewer scopes.

You can easily do this on a spreadsheet, and it will take less time to track than finding and learning new software.

These markets are a lot better for cash flow where you can get the 1-1.5% rule pretty easily.

In general the area is over built and has a lot of "mice after the same cheese" one of the difficulties is Baylor requiring freshman to live on campus and them expanding their living learning centers.

I currently have a couple of investment properties in College Station and am looking to expand my portfolio.

Can you expand your cash reserves to take this into account? 

I currently live in NY, invest in NEPA (scranton, archbald) and would like to expand into Allentown PA.

Do you mind expanding a bit?

If she gets a basic job, rent would easily be less than 30% of gross).