Areas near downtown Ventura or the college (Ventura College) are worth exploring for strong tenant demand.

If you plan to use cash to finance your acquisition and rehab expenses, this will help minimize risk exposure to a certain degree.

This is in a town that has a very good Private College - Baylor University.

Granted, there are degrees to the education level of the guess, but they are all still a guess.  

If I was looking in PG County, I think Hyattsville and College Park would be my main targets.

I’ve written a letter to the Police Chief Amd the mayor quoting the detective who said, “Well, we gave it the college try” after I told him that the tenant blocked me from contacting him. 

I went to college (Bachelors in Finance) and I learned a lot more from the coaching I have payed for from non-accredited real world people after college than I did from any professor who was the typical educator. 

It does however give you a degree of independence to choose what you want to do.As your portfolio grows you'll also feel the weight of future capex responsibility more, which ironically points you to growing more cash flow through more real estate.The other issue is that you are chasing a moving goalpost.

(The exception would be the rare deal where the property changes hand for a price far below real market value).The sub to or wrap adds a certain degree of ADDITIONAL risk of failure.  

Quote from @Robert Phillips: Hello, I am currently a Senior in College and I am pursuing my Ohio Realtors license.