I would say resist the urge to pay for a coach, at least until you know what you need from a coach.  

Just a lot of student housing and apartment buildings from what I saw.

For the school issue, I've been told before by the Olympia School District that they do allow a limited number of student transfers from neighboring school districts, but they admit that there are always more transfer applicants than they can approve.

I am renting to 3 graduate students on the 2nd floor and 1 graduate student on the 3rd floor attic.

Need some advice on appliances for a student rental property.  

Will this be student rentals?

The bad egg has a 505 credit score with almost $130K in debt between student loans, car, and credit card debt.

They want to down size and most aren't looking to buy new homes.Many members of the next largest group, millennials, have tremendous amounts of student loan debt keeping them out altogether or making them push off the purchase of a home. 

Since you mentioned you are in school, it may be worth trying to find a group of students to start a RE investing club and bring in speakers from the industry to give talks.

@Emily Turner  Since Athens is a college town, I'd seek out the buy and hold investors that do student rentals.