I'm aiming to make a well-informed decision that not only benefits me as an investor but also contributes positively to the community and provides value to local students.

It depends on the layout of the units and the number of units.

Example: providing comp/s which are updated similarly to yours, but may be older sales or in a different neighborhood, and discussing why they should be used.

Finding someone that is trustworthy that will do all of that while you are living out of area, and providing money and the lot has value.

To provide some context, she initially approached our company to manage her HOA.

It depends on the type of loan you are applying for.

I have worked with a number of great CPAs over the years and would be more than happy to provide you with recommendations if you'd like?

I would also encourage you to source leads through a software like TurboTenant which will streamline the process, in conjunction with the handouts found in Brandon's book, and likely provide a better applicant pool as your listing is automatically published to multiple rental listing sites.

Will it impact the rental that depends on the area.

This is all the data your real estate agent can provide.