@Damien Davis - I bought most of my properties when I had a W2 job. 

We suspect she is taking in laundry as a side job.

First is the macroeconomics here are absolutely blowing up here - population growth, job growth, and SO MANY companies moving/developing here.

As a student without W2 income, you may need to show alternative income sources like savings, freelance work, or a job offer.

I go through the applications and kind of number best to worse(job, salary, references) then if the favorite still wants the property, I run the reports and pay for it.

DFW is a fantastic market for multi-family investments, thanks to its strong job and population growth.

The markets open up if you are not planning on doing the management yourself.There are many markets that are growing in population and jobs throughout the country if you are willing to look at OOS investing. 

I'm not sure how I would offer to do a specific job or task when I'm not even sure of the tasks that are typically needed to be done in a RE deal. im not sure if my question makes sense to others but hopefully i could get some advice on how to go about offering my services of time. thanks for you time! 

Unfortunately, I have to answer unknown phone numbers due to my job role.  

So, every non-government job your tenants have will vanish in the foreseeable future.