I have clients who invest in the SDSU area to students, nearly zero vacancy, because of the demand, proximity to campus and quickly executed turnovers. 

Yes, this should make a good rental.Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...

I am looking for a mentor/coach who can help/guide me through the business.

The flexibility allows investors to select the coverage that aligns with their strategy and budget.When clients receive a proposal, they are guided through their coverage options by an expert team member.

Quote from @Kevin Robert Highgate: The ability to invest in property and replace your W2 income quickly is tough.

Quote from @Nate Meeker: Great insight, I am personally choosing not to file these for clients, but am providing a free guide to help them.  

Physical investing is a long term ball game, not no quick game.

good call on the guide, it is a great resource.

Additionally, consider operational costs like cleaning, staffing, and marketing, as they can quickly add up.For management, outsourcing to a professional property manager or leveraging tech platforms for bookings and operations could streamline things, especially if you plan to scale.

Publication 15, Employer's Tax Guide, says only this much:...Payments for the services of a child under age 18 who works for their parent in a trade or business aren't subject to social security andMedicare taxes...No definition, and IRS publications are not really law anyway.