I think it's time for you to have a productive conversation with her about what you're looking for in feedback, turnaround time, as well as deliverables for the weekend.

Since COVID, this loan product from this bank is no longer available and the highest LTV they go to now is 60% for their 5 and 10 year term products.I would focus on trying to obtain longer (10+ year debt) and that will substantially minimize your risk.

What is your process for re-valuing properties as the appreciate in value or suffer value declines?  

@Chris Iley without consistent income you wouldn't qualify for conventional financing but there are 30 yr products available that use the subject property to help you qualify.

However from my initial research on the area it seems that the population is at -1.2% decline rate between 2000-2019.

Interest rates are still low, I'm assuming you would be able to swing the 20% down to avoid PMI, and qualify for a pretty affordable fixed rate loan product.

LTC/LTV restrictions: "Loan-to-cost" and "Loan-to-value" restrictions will vary by lender, but lenders are generally within 5-10% of each other for a given product type.

With modern pest control for termites, roaches, and mice the state-of-the-art products are all bait systems which you really don't want to use unless you already have a problem. 

Then, if anyone starts asking questions, decline the reservation.

I think college students will start to become more picky and will want more space, nicer amenities and nicer housing (especially if mom and dad are paying for it).If you are an operator that provides a superior service and product, I think you will be fine.