If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

A couple great co-living options is STR by the room, Student housing, sober living, Senior care... 

Focus on areas with sustainable taxes and long-term rental demand, targeting groups like college students, young professionals, or travel nurses.

I did this in 2019 and bought a student rental wholly in the IRA.

A spokesperson for the school said Mendenhall had not been a paid university employee but had coached as a volunteer in 2001.In 2008, he started a seminar program for would-be real estate investors called Tax Auction Advisors, according to company filings.His students there coaxed him into starting his first funds, he said in a video on the website for the seminar company, which remains in operation.

They have close family in the area they invest, perhaps even living in the investment property itself like their child who is a college student and rents other rooms in the house to friends, or their sibling or parent.

College students looking for a place?

Potential for students, etc.   

Add to that we have Bethel School of Supernatural Ministry with students (ages vary from 18 to seniors) numbering a few thousand, with no dorm space, and investors have purchased homes and rent room space to them.

Due to time constraints (I was a graduate student), I've been holding all my investments passively in ETFs.