Pre program it.

If you're open to structure and terms, there might be a loan program for you, but it's going to be navigating to find it. 

FHA type Ohio loan program with a 5% down payment.

However, saying "Yes, I accept S8 vouchers, but this unit is not registered with the S8 program and I will not register it" is an OK way of saying no.

Also any advice on how I should go about handling student loans from graduate programs would also be appreciated.

Read this:https://www.epa.gov/lead/renovation-repair-and-painting-program-do-it-yourselfersYou'll be fine.

It can also be slow to get a tenant in using section 8 programs, since there are more regulatory hurdles to jump through.Other than that you'll find that the payer (mostly NOT the tenant themselves depending on the voucher value) pays on time, every time, no matter what (so far). 

@Dan A.We work with Debbie Hill here in Pigeon Forge, TN and she has a program where they use STR income.

Talk to a lender that works with investors and they will understand exactly what you are trying to do and help you find the best program.  

This loan program allows us to purchase rental properties with 15%-20% down payment plus closing cost with interest rates that are approximately .5% - .75% higher than a primary residence loan, with a fixed interest rate for 30 years.