This is because the properties are cheap enough that landlords cash flow immediately, and they also get to enjoy the perks of having the college students around.

The central valley has potential (I went to college at CSU, Stanislaus).

That's a more difficult sell.You're likely going to have to rent it out as individual rooms, perhaps to local college students. 

I’m considering buying a duplex and renting out one half while my girlfriend and I attend college.

'Investing in Real Estate Private Equity' by Sean Cook is a great intro level book, that assumes you know nothing about the syndication space but it doesn't treat you like an idiot either, it takes you along and educates you2. higher level is "CRE analysis and investments" , a textbook by Geltner et al. which I loved, breaks down all aspects of CRE, how to underwrite etc. 3. lots of online stuff helpful too, like The Real Estate Syndication Show, recent episode belowOver 100 Passive Investments and Lessons Learned with Joe Fairless (youtube.com)4.

This could be an $86K lesson learned because you didn't want to pay $400 for a prelim before you bid.

Lessons learned?

Lessons learned?

Lesson learned.Good Luck!

Yep - definitely a lesson learned from missing out on so many opportunities.