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Before the pandemic, Magnolia alone (not including Baylor University or any other Waco attractions) was drawing in 10,000 tourists a week to Waco and a total of 1 million tourists a year.

Acquires a new one via capital injection annually, and with the pyramiding, after 20yrs of this will be siting on a nice holdings that is planned to fund kids university tuitions via rents at that time, which around yr17 we will start deploying into assets with more of that cash-flow focus. 

I graduated from the University of Utah.

Especially in the zip codes @Stuart Udis mentioned above, and around Temple University. 

For your first multi-family property, focus on areas with strong rental demand but lower prices, like cities with job growth or near universities.

Maybe there's military nearby or hospitals or universities?

It was the perfect solution for this home considering it's location only a few miles from the University of Houston, Texas Southern Univ., VA hospital, Texas Medical Center, Downtown Houston, Toyota Center, Reliant Stadium as well as Hwy 45, 59, 288 and 610.

Not sure if you want to manage it, but I have an Airbnb near a university that does great, so that could be an option as well if you find the right house.

However, University Circle could be promising for appreciation if you're looking to hold long-term.