Since COVID, this loan product from this bank is no longer available and the highest LTV they go to now is 60% for their 5 and 10 year term products.I would focus on trying to obtain longer (10+ year debt) and that will substantially minimize your risk.

@Chris Iley without consistent income you wouldn't qualify for conventional financing but there are 30 yr products available that use the subject property to help you qualify.

I saw a youtube video of a woman in Atlanta doing it at her county recorder and it was as easy as walking up to a desk and paying $14. unfortunately for me my assessor/recorder  is currently closed to the public due to covid. i called them and they said that the only way currently is to send it in by mail and that could take 6-8 weeks to actually be recorded on the property.

Interest rates are still low, I'm assuming you would be able to swing the 20% down to avoid PMI, and qualify for a pretty affordable fixed rate loan product.

LTC/LTV restrictions: "Loan-to-cost" and "Loan-to-value" restrictions will vary by lender, but lenders are generally within 5-10% of each other for a given product type.

With modern pest control for termites, roaches, and mice the state-of-the-art products are all bait systems which you really don't want to use unless you already have a problem. 

https://metro.co.uk/2021/05/27...Pictures and video included.

I will be driving down during Memorial Day to do a drive by and take as many pics and videos as possible, but can someone here provide me with some guidance as to what I need to be looking at if I wanted to present this to a potential investor.

If you are interested in connecting for a video call, please let me know. 

I think college students will start to become more picky and will want more space, nicer amenities and nicer housing (especially if mom and dad are paying for it).If you are an operator that provides a superior service and product, I think you will be fine.