If you are using RE investing to try to avoid going to school, your intentions are not in the correct place.

Believe it or not there are still a few "old-school" counties but those are few and far between and the volume is low.

Even in a lousy economy, college towns generally grow in demand because people go back to school.  304 N Jefferson Moscow ID - Single-family craftment house on triple lot in R4(high density in my town)  Price - $325K, $100K down owner carry 5%, I am converting into a duplex. 2BR 1 BA - $1600,  4BR 3BA $2600. 

For instance:If your area has many corporate offices or conference centers, you're likely to attract business travelers.Family-friendly suburbs with parks and schools often attract families.Downtown locations near nightlife are popular for groups and parties.Review Competitor ListingsSearch for successful Airbnb listings in your area and study their target audience based on:The language in their descriptions.Their reviews (guests often reveal the purpose of their stay).The amenities they offer (e.g., desks and Wi-Fi for professionals, cribs and baby gates for families).Evaluate Your Own SpaceYour property’s layout, amenities, and location may naturally cater to a specific audience.A cozy 1-bedroom apartment downtown might be ideal for professionals or couples.A 3-bedroom house with a yard might appeal more to families.Proximity to nightlife might cater to party groups.Experiment and AdjustIf you're unsure, start broad and monitor who books your property.

I have 3 appreciating properties (1 SFH in Bay Area, 1 MF Bay Area and 1 SFH Indianapolis great suburb with excellent schools).

This is verified based on the good schools, department stores opening up (Costco, Target etc.) as well as verified investment from Jerry Jones (Dallas Cowboys owner) and the city to grow the population.

Before buying or renting in an unfamiliar neighborhood, you should check the following two sites: SpotCrime, AreaVibes,These sites provide valuable information, including Livability Scores, which cover aspects such as crime rates, employment, health, housing, schools, shopping, and more.well, anything can happen anywhere.

I did hundreds of them .. then the crash happened and well things in the BRRR world stalled and then of course the new buy and BP coined the term like it was something new.. but its old old school for sure. 

I like option 2 to diversify the investments in 3 smaller rental propertires, 3/2 around 1500 sqft, in good school districts which will open the biggest pool of tenants. 

Quote from @Conte Cuttino: Property is in C+ area but in a different School district that’s B-If I sale I’ll get 30k profit after 9 months.If I keep as a Long term rental I’ll have to convert the garage into a illegal 1 bed cottage at an additional cost of $35k leaving a total of $107k left in this deal after 70% refi and closing cost.