Students/young professionals seem to make up the bulk of the rent by the room occupiers (at least in Reno which is a relatively affordable market, although increasing significantly over time) 

In my current situation I don't have any capital available, and have a very large student loan burden. 

Yes there are plenty of MTRs on apps, also corporate housing a la Avalon (used to be Oakwoods - that's where they parked us film students from out of state back in the 2000s - the place was flooded with kids in Jan), and pilot season is mostly dead, but I feel that this market would always have a few folks coming in. 

Both working okay/fine paying jobs, both worked through school so no student debt, driving old cars so no car payments

It's just I came into this with a background as a classroom teacher and high-stakes language exam coach and I really didn't understand the immense help that my experience managing the student-teacher relationship has given me in learning how to manage the landlord-tenant relationship.I also had no clue how much of a leg up that same experience had taught me to deal on a personal basis with public officials such as magistrates, code enforcement officials, court clerks, and of course law enforcement officials, here in PA most notably our state constables.The last thing that really helped has nothing to do with me.

The year after that, we sold those 3 and bought our first few Student Rentals.

Financial Peace UniversityI am a 2X student of Financial Peace University and I have sat through the class and watched the videos.

One student sued to get his money back. 

Both working okay/fine paying jobs, both worked through school so no student debt, driving old cars so no car payments

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.