You might consider Niche or Specialized Housing like student housing.

I have a small buyers list created and a small team of 3 I'm teaching.

I would like to continue with my thoughts, because maybe, just maybe I can teach you something valuable.  

Did you learn from a "Guru", have a mentor, or teach yourself through books and anything else you could get your hands on? 

I currently hold a full-time job that I do not enjoy, does not pay very much, and is not teaching me useful skills, real estate-related or otherwise.

Because many people including myself have put together great resources in depth on their strategies.You outline looks good "generally" but honestly experience is the thing that will teach you to "tighten" it up.

It's not a market we are pursuing at the moment  - we do lower end, furnished aimed at international students - but I do know a couple of local investors who have units which are rented out to MLAs (Fredericton, being the provincial capital) or visiting business persons here on short term (i.e. several weeks or months) assignments.  

I have been using the game to teach the basics but he made the connection to real life on his own.  

You will want to talk to either your real estate agent or an experienced property management company to get market based vacancy rates for college student rentals.

I'm currently a college student dual majoring in studio art at St.