As @Mike McCarthy suggested make sure that the grade is sloped away from the house and that the gutters are cleaned out.

With that being said, though, that property by the numbers is not really investment grade, even for me. 1200/188k = .64%.

I've been self employed since 11th grade, where I was investing in everything from electronics & cars, to stocks and options.  

Of me not fishing)Where I lost money and saved money I lost big time on being to much of a perfectionist, ( that’s just the way I am) I used better than builder grade on everything, doors had to open and close perfectly , better paint in a lot of places, redoing work over and over until it was up to my standard was the worst.And doing more than was most likely needed to sell.

I did some work in Wisconsin and if I recall correctly, all of the stores there carried a builder's grade argon filled low-e window called the "American Craftsman 50 Series" windows.

Look to see if you can get a commercial mid-grade product and you'll be happy for years.

This is a personal perspective but I think most people know what the cheap PVC "builder-grade" windows look like.

On time for appointmentBROUGHT NECESSARY ITEMS: Identification, application information, references, application fee, holding deposit...Filled out application completely and truthfullyAble to verify all of the necessary informationAble to pay full amount of rent and depositSufficient monthly income of 3 times the rental amountVerifiable income and employmentStable income or employment for a minimum of _____ monthsFinancial obligation of no more than _____% of incomeSatisfactory credit history (no bankruptcy)Provided credit referencesAt current address for a minimum of ______monthsGave proper notice to current landlordGave proper notice to previous landlordNo prior evictionsNo problems with previous landlordsDeposit fully returned (none withheld for damages)No complaints or police reports regarding disturbing the peace, etc.No significant violations of a previous rental agreementNo pets or is willing to sign a pet agreement and meets additional pet criteriaNon-smokersHas a Delinquency Rate less than 45% based on Credit Score Analysis performed by Tenant Background Search.Has a credit grade of B or credit score of 620 or higher per Tenant Background Search.

Everyone has a slightly different idea of what each property is on the letter grading system.  

Keep in mind NOT ALL college kids are the same, But if they choose to live in this area, then they are...If your buying in this section all the due diligence in the world wont help you.Now my suggestion is to move away from the "typical" Student rentals, You can still rent to other students Albany has Lots of colleges,  Target  med or law students or even pharmacy, This is a different neighbor hood, you will spend 30-50k more on a duplex, but will have a much easier go at it.Im not saying you should never rent to students, Im saying make sure you word your questions properly and work with someone who knows the area and what you want.