If you do play that game and get caught, you generally get a cease and desist the first offense but the state could just go ahead and file 3rd degree felony charges for brokering without a license. 

So my question is, do I wait to house hack until after I get a steady job or is house hacking earlier than that as I am getting my degree an option?

I am planning on utilizing all of the above to various degrees, but would like some insight on what has worked best for experienced investors.

I ended up seeking out below market rent (plenty in east bay) and that freed up my down payment money to invest OOS.If we subscribe to the belief that what happens in SF trickles out the rest of the bay (at varying degrees) then it looks like there might be a peak for rents (which again depending on area might be at or near). 

If they get caught again, the state very well may bring 3rd degree felony charges for brokering without a license re: 475.42.

It only gets to about 20 degrees at the lowest in Houston and usually not for long.

The body sat for a couple days in 95 degree heat with all the windows closed until the son found him. 

HUD is insisting that I can not have utilities turned on until I bring the house up to 65 degrees for a minimum of X hours.

our experience has been that about 50% of those inherited tenants work out, and the others don't... to varying degrees of expense.

There's an argument sometimes made that a slight degree of leverage can be used on such portfolios to increase returns a few more % without taking on any real risk of ruin, just the cost of higher volatility.. but we're on an RE forum here.