I'm a mother of an 8 and 11 year olds, my husband works full-time but I quit my job when we had my daughter and wanted RE investing to replace my income.

Depending on the situation, it could still be worth it for SFHs especially if you have capital gains or other income you need to offset this year.  

Here's a quick breakdown:Unforeseen Property Issues: Hidden damage, bad tenants, major repairs – these can eat into profits.Vacancy Woes: Empty units mean lost income, impacting cash flow.Market Downturns: Property values can drop, affecting your investment's performance. 

once you graduate would your income go up?

Convert them into income machines!

STR management is 20-25% (I would recommend self managing or getting a VA), since income is higher you could probably get away with 5% for maintenance / cap ex but remember you need to cover utilities and cleaning for these units which drives up costs.

As is often the case, it harm low-income populations most.

Time is money, and delaying a renovation often means lost rental income.

The benefit here is that I cannot get behind on taxes and if I fall on hard times and my buildings are empty, my rent payment is based on my income, so I guess that is attractive.

Even if you rent at a break even or slight loss, if you could have 3 years of rental income offsetting your mortgage while realizing 3-6% appreciation, could be worth it, especially if you think appreciating for this area will exceed national averages.