My only other bills are phone, insurance, gym, and student loan.

However ... my apartments are full of students, section-8, subsidized and otherwise. 

This profession can be tough, especially when starting out for reasons mentioned above, but it is also extremely rewarding, fun, and allows you the freedom to live life the way that you want to live it rather than sitting in a cubicle being yelled at by 4 different bosses about a deadline.  

Are your current properties student rentals? 

Some go for $700k plus and are designed as high end student rentals and others, in Bryan,  sell for $200k but need a lot of work.

My only other bills are phone, insurance, gym, and student loan.

The lease (with the current college students) was just renewed through their 2025 school year.I'm trying to figure out how to make this happen with little-to-no money down, as I have other 'irons in the fire' at the moment.I'm planning to offer $400-450k for the home, and am trying to structure something where a conventional lender would loan an amount that would be covered by the current rental rate (lets just say $300-350k)...   ...then, anything outside of that amount, would be carried by the Seller (for a short while)...   ...Seller financed with a ballon in 5-years?  

I own student rentals so the original “co-living” and STRs.

RE telling the investors here that the 50% rule is a load of crap, so where do you get off telling him his opinion within his profession is out of line?

Try to position properties around Hospitals (teaching-hospitals work best) as these are great locations for rent by rooms for nurses and students that only need a place to sleep and cook for a couple of hours and then get back to work.