I liked student rentals and I found that didn’t motivate him.

Selling PT is very difficult and as a young student it will be difficult to find much success.

I know that's not the news you want to hear but perhaps hearing your story will lead to other helpful advice from forum participants.  

This allows us to participate in both pushing rents while also limiting vacancy exposure.

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

I rent to students around a university.

I realized I hadn't thought about it, but it will likely be working professionals, students, or families.

The more experienced investors with more capital are buying apartment complexes and doing syndications (one asked me if I wanted to participate...I passed) in San Antonio or doing commercial RE. 

To qualify, both spouses must materially participate in the business, and the venture must be jointly owned and operated.

College students or families?