I highly recommend them.  

Keep in mind that this comes with high turnover, and (often) students who will beat the hell out of the property!

I would protect myself and cut my losses so I was not looking over my shoulder or getting high blood pressure every time I heard a knock on the door (hoping it is not the FBI showing up to ask you some questions). 

Managing tenants: In my opinion, self-manage is stressful, but if you have the capacity to make it work, I would highly recommend it.

here are just a few:-interest rates and prices both remain high. this has really hurt cash flow across the board.

interest rates and prices are high and people are contorting themselves into pretzels to try to buy. 

The 10% vacancy and repairs, along with 5% capex in my opinion are pretty high. 

its highly risky for most mom and pops to sell on sub to.. and its simply not a way for those without substantial wherewithal to buy property and keep the seller safe..

Its money well spent land development is high risk high reward.. depending on Jurisdiction. 

Like you we had 3 teams of two door knockers  2 for safety one women one man.. and we door knocked every NOD in our 2 mil MSA  all to boil it down to if we were very lucky to get 2 to 3 deals a month.. now we were a little different I only would buy very high equity deals.. and we leased back .. because as you state 99% don't want to leave..