This actually crossed my mind.  

You can’t just keep your fingers crossed that the company you sell them to does the right thing with them.

If I was visiting I would want to see a cross section of neighborhoods, A,B,C,& D, with an idea of prices and returns.

If you buy a property that cross qualifies for both you greatly reduce your risk because you have a nice layer of equity on  your position plus you can rent and cash flow awesomely.There are pro's and con's to each strategy and in some areas where BRRR's wont work too well because the rent to value (RV) ratio  is too low meaning it wont meet the 1% or 2% rule etc as a general gauge of being able to cover your debt service and operational expenses of keeping it as a BRRR/buy & hold then you're left with less options and most likely only flipping, wholesaling if you get a good enough deal, but safe to say less options.For instance, in the core of Seattle the RV's are too low for it to make sense as a buy and hold unless if you got a really good deal. 

I know Tucson very well, it all depends on the neighborhood, can you give the closest cross-streets or how far from the University?

We researched all of the schools on California's list, cross checked it and took off any with formal complaints, narrowed down based on price to 2 or 3 and then selected this one.

While driving around for dollars I came a cross a property I would really like to get.

Then this calculation has to be cross checked against your ability to get capital.  

Fingers crossed. 

It would probably be about a 2 if you weren't crossing state lines.