I would hesitate to say 1-2 years to rotate out but closer to 5 years, and ideally I'd try to get the downpayment higher to at least 10%.I understand your areas though-- they're expensive.

Either payout wasn’t right , horrible tenant selections ( I started requiring them to bring me the cream of the crop and I decide)  I tried 2  different pMs.

Its a scare tactic and she is trying to bully you into letting her get away with this BS.You need to screen WAY better and/or hir e PM for future tenants. 

GC sat on the job waiting for more funds to pay their contractors and tried to strongarm me for more money.

Tyler,Within my 20 years of experience as a landlord, if I had $150k and good credit, I’d focus on either flips for fast capital or rentals for long-term cash flow—trying both at once can slow you down.

Trying to scale is a RISK proposition.  

Learning from agents commonly working with investors is your next opportunity to find a mentor.To be honest, I wouldn't try to find a mentor from random investors on the internet.

Have you tried searching through local Facebook groups?

You could try to chat with some people on campus and maybe even set some flyers up in or around the stadium. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.