A private money or hard money lender is going to want to see that you're financially stable and have some 'skin in the game' so to speak, with some of your own capital. 

Also, most lenders want to see stable job and income history so it may be harder to qualify for a loan until you are out of school and start working full time. 

I just complteted a conventional cash out on a stable duplex I have owned for years.I have only cash in this property.  

I’m going to wait until I’m an accountant and have a stable, decent salary before I jump into real estate.

For what it's worth, I think duplexes in Chattanooga represent a great starting point since it's still possible to buy them in stable areas in the 100 to 120k range and get rents at or above 1% of purchase price.

On the other hand a rent to own can be great to do with someone who is not lendable but is a good stable tenant. 

High achievers always move the goal line out anyway; so, tying your happiness to the end result rather than daily action can result in unhappiness along the way.Regarding real estate investing, add value...it speeds up the wealth building process. in the For What ever its worth category.. to me real estate is life.. its a life style.. there is no retirement.. not sure why folks get so worried about retirement.. you get your stable of whatever kind of real estate you want  sFR multi commercial  Notes  short term lending .. fix and flip  value add  MHP  storage spec building etc etc.. and you nurse them along and work with them until you pass through the pearly gates.. why retire even if you retire with rentals your still involved in some manner.. if I looked at real estate that way I retired at 18 when I started selling the stuff it was and is not a JOB to me its a lifestyle..

What was the tipping point from leaving a stable job to be a full time agent and investor?    

Make sure you have your personal finances under control, a stable job.

Smaller properties are more stable in that people stay longer (traveling professionals is who you should be marketing to), they are less seasonal and maintain rates year-round, and even if they do get trashed or something gets stolen its a lot smaller recovery cost.