Then you do your diligence on the rest; scout the neighborhoods, check PMs on NARPM, go to some local rei meetings.

I would most definitely check on the property first.

If you are just dealing with a sales and marketing company then you won't have the accountability and you will be paying additional unnecessary markup.

I will check them out

Check in with @Joseph Chiofalo for Pro Forma support and analysis he can help plug in loan terms with investor friendly financing. 

I am happy to reimburse her when the accounting is satisfactory and I can see what was done and apply it to a line item.

Please include:When and how is rent to be paidWhen and how are utilities going to be paid (if any)When and how is the cleaning going to be (if shared or provided)What are the costs associated with damages / breaking stuff / calling a technicianWhat are the costs of breaking the lease, finding a replacement if you are doing short term leases on the roomsIf they lost their keys or check bounces what is the charge for it, how the cleaning of the common areas is going to work, and enforcing quiet hours.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.You will learn faster if you rub elbows with people that have been there and done that.

For a larger number of loans I would look for some accounting software (and some assistance).

Tough to beat this answer from @Michael PlaksYou can also check out these two recent posts that walk through Section 121 Exclusion and 1031 Exchange guidelines and strategyHow Section 121 Exclusion and 1031 Exchange works: https://www.biggerpockets.com/forums/51/topics/1195208-1031-and-sec-121-experts-want-to-sell-rental-but-tax-worried What not to do if you don't meet the requirements for Section 121 Exclusion and 1031 Exchange:  https://www.biggerpockets.com/forums/51/topics/1195383-5k-for-cap-gains-tax-opinion-quote-that-reasonable ...