Or I’m wondering if the co-signer seems reliable if we should be flexible on the dog part and require a non-refundable pet deposit and pet rent.

Add to that the reliability concerns with wifi over wired.

I’m looking for a good, reliable, General Contractor in the Triangle.

This seems like the best way to go without a reliable Private Lender in the deal and being unable to offer all cash. 

How reliable are the note servicing companies?

Depending on vacancy rates in your location, we just use 1 month of rent for  vacancy expense for our properties, which has been a reliable figure for us for the last 4 years. 

Can anyone suggest any reliable contractors who offer services at a fair value around Westchester? 

If I were in your shoes, I'd try to find a more reliable and responsive lender as this lender doesn't seem to be overly concerned about garnering your business.

i.e. will a constant influx of college students make for reliable rental income?

If I were you I would find out which realtors manage a lot of similar and very near properties, then I’d call them all and ask them how much they’d rent my house for (might have to say you’re considering hiring a PM) so you can get more reliable feedback on your asking rent.