So, if you need to make a 25% down payment on a $200k property, then you'll need at least $50k (+closing costs).

If we price it for what the comps show, then they are typically coming out of pocket every month. 

Or should I invest regardless of student loans if my hope is to use FHA loan for smaller downpayment and then eventually rent the house out in a few years once I move?

If I was the buyer's broker, I would have checked myself to protect my client.If they had, then they would have found out it was not a three family.

They also have blanket insurance coverage which is much lower then policies in Philadelphia.

I read "guarantees" - for me that is the biggest scam ever and right then and there either hang up the phone or delete and block the email. anytime anyone guarantees anything run and run fast.  

Where buyers/tenants can view dozens of properties in a day to screen out less desirables then schedule with a real agent to see the home in person!

I heard lots of scammers also trying to go off the app and then they say now need to evict me which takes 6-8 months in Chicago. 

And then go back to the broker/lender once you are serious or have it under contract about the deal for exact rates and terms

Then, I would share with them how you manage properties and what your expectations are for them as well as you - essentially explaining how you work with people renting from you.