Currently on my 2nd flip as a college student and just went through the home inspection.

To a large degree, this is up to the bank's policy and risk appetite.

A few things good advisors do to justify the costs:Low cost well diversified investingOngoing tax planning and reviewing tax returns annuallyReviewing your financing options and giving recommendationsReviewing insurance policies periodically to make sure you have adequate coverage at a reasonable costMake sure you have an estate plan and it stays currentHelp you analyze you properties and determine what your rates of return areReview employee benefits and stock options to make sure you're taking advantage of whatever is offeredAnalyzing pension benefit options and Social Security optionsRetirement planning, college planning, charitable planning, etc.If an advisor is only managing investments, 1-1.5% is high.

im paticularly interested in college / university towns. 

Once you find the right banks, there will be more flexibility with respect to qualification of the deal and you as the buyer, particularly if you lack a track record.Larger deals will open the door to agency, conduit, and life companies, all of which tend to come with better or more flexible terms, but with a higher degree of buyer experience and park requirements.

College kids are good at destroying things and they usually will buy whatever they need (seating/ambiance/beer pong tables).

In some cases, room by room rent (or a 'per person' rent) can be more lucrative like renting to college students for example, than a 'whole house' rent. 

I'm a newbie to real-estate investing, I graduated in December 2020 with my mechanical engineering degree.

Every time someone moves out in the summer months, the renewal keeps getting pushed later into the year (unless it is a college area).

Any other househackers in College Station, TX?