For me it's capital, I have more leads than I have money. 

If you want to buy a home and live in it for a few years before renting it out, I will look at low-money down conventional/FHA options; if you cannot qualify conventionally with your DTI, I would look at DSCR loans.

@Nick BednarczykI think people also need to understand that fed rates are not directly correlated to mortgage ratesMortgage rates are more in line with the 10 year treasury which could remain high if we continue to spend money like a drunken sailor

Or maybe you end up doing all the renovations and management while your princess of a sister does nothing but spend the money on new shoes.Better to be your own man and make your own path.

I’d recommend getting terms from private and hard money lenders.

Everyone has been scared the crazy state was never going to put a budget together and eventually the schools were going to have to shut down because they had no money coming in.So this may very well be a good time to buy as some landlords in college towns may have seen a decrease in vacancy and might be spooked. 

Are you looking to lend your money directly?

As long as you can later prove that this money did come out of your pocket, no issue.As far as your logistics question, let's flip it and consider it from the buyer's side.

If it's sporadic,  IMO it will appear slimy and that the landlord just all the sudden thinks he deserves more money.  

As a broke college student I can’t do much when it comes to money but I do have something even greater, time.