Would you buy a property near a flourishing university with the intention of converting it into a student rental, if the general trend of property valuation is stagnant or slightly decreasing?

You could use funds that you have tucked away in retirement accounts or other styles of "silo'd money", or you could raise fund by bringing in partners. 

@Steve VaughanI like your style.

The house is $200k with 1619 sqft, built in 2019 and modern styled.

This is given to everyone and not just those that stick around long enough to retire which means you can have a decent 401k style nest egg set up due to the 5% match if you decide to get out after your first tour.Downpayment Assistance:  Many states will offer additional downpayment assistance programs for service members which can be used in conjunction with the VA loan. 

I have several loans through a local bank. Roughly 5 properties. All with relatively the same interest rates. I am fairly green to the indies try however making decent returns (at least this is what I think). The rate...

They are doing it South OC style; higher end finishing and fixtures (think gray and white HGTV style)... and no one who works in this town can afford that.

I’ve done 2 of their cabinet styles.

Quality and style of the counter-tops.And then you would have to look at if there is a differential between top rents and interior condition.

The best way would be to schedule consultations and get a feel for if their communication style works with yours.