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.

when we didn't see physically)... but will charge for the treatment cost.

After purchasing they may have found that they couldn't afford to do many improvements to increase the physical value and flip the property for a profit so just rented for an acceptable price. 

She is not capable of participating financially or physically.