More concerned about the personnel side of the discussion than the physical retro fit.  

If you don't have insurance, you are unlikely to go in for an annual physical, because you would have to pay for it. 

You have the right and arguably the responsibility to remove this animal and/or the resident from your property.According to HUD: "The FHA does not require a dwelling to be made available to an individual whose tenancywould constitute a direct threat to the health or safety of other individuals or whose tenancywould result in substantial physical damage to the property of others.A housing providermay, therefore, refuse a reasonable accommodation for an assistance animal if the specificanimal poses a direct threat that cannot be eliminated or reduced to an acceptable levelthrough actions the individual takes to maintain or control the animal"You can read the full HUD guidelines here: https://www.hud.gov/sites/dfil...The ESA abuse by tenants is ridiculous. 

Parent in physical therapy or hospital and expected to return home.

Make sure you physically see their voucher, because they will tell you they have a 2-3 bedroom voucher, because if they have a 2, they can live in a 3 but ONLYif it meets the budget for a 2 bedroom voucher holder.  

So if you find a great lender to help you with all your REI, they can find ways to lend and help you be successfully in all 50 states no matter where they are physically located.

I don't know of a CPA physically based there but I would recommend reaching out to @Jake Hottenrott - He's a CPA and investor who works with clients virtually all over the country. 

Is it worth it to invest in a student rental when investing out of state or is it too much of a headache when you can't be physically present? 

She currently has 2 traveling nurses in the upper part of the house and the downstairs studio has a traveling physical therapist.The returning short term tenant downstairs is a consultant for the legislature.

I don't focus on warehouses but the investors I have seen that do focus on (at market or below rents & BOLT down businesses) as KEY drivers for investment.BOLT down means that the business in general has expensive and heavy equipment that is difficult to move tied down to the space physically and trying to go to another location would prove a major disruption to the business.Businesses that can pick up and move in an instant tend to have more negotiating leverage especially if the market has high saturation levels of that asset class product in the same rent range.