I find it to be fairly easy to manage out of state, the only real difficult part is tenant turnover.

My mindset is more like buy and hold long term, like to maintain things inside/outside well for long term.

These are neighborhoods with aging owners that are still interested in maintaining the area.

Well, that formula comes from larger apartment complexes where the assumption is that the property has been maintained.

People will tell you grades don’t matter and the people who typically say that have bad gradesIf you can maintain grades while working part time then I would get a part time job in real estate.Good books to read include many here on BP, including David Greene’s book, and Brandon turner books.A lot can change between junior year in college and a couple years after.

if the other party Is paying and she is going to fork over her deposit seems like a fair trade to me.

The properties are fairly new (3-5 years) so I wasn't banking on a lot of repairs for the first few years. 

The project is expected to begin as early as August of 2018.[12] Proposed Student Housing Project on the NW Corner of Euclid and Speedway- Local developer Michael Goodman and national developer Peak Campus have proposed a 5 story development consisting of 163 units as well as 8,000 SqFt of commercial space for retail and restaurants.[13] New Project Could Bring One of the Tallest Buildings to Tucson’s Downtown Skyline- Although details are still fairly unknown, it appears a new development at the parking lot located on East Broadway between Sixth and Scott Avenues will bring a 300-foot towner with office/retail space, parking and residences.[14]New Mid-Rise Apartment Coming to Downtown Tucson- Located next to One South Church this new six-story project will consist of ground floor commercial space for retail/restaurants as well as 100 upscale one and two bedroom apartments.

If you live in any part of the building or structure, the gross rental income includes the fair rental value of the part you live in."

There are very cheap ways to do both though so if you do really want to get a website, don't pay someone to set it up for you, just youtube videos on how to get one set up fairly cheaply.