If area or units aren't good enough to easily attract sec 8 a lot of these rougher area investments turn into huge losses.

I'm looking forward to meeting more like minded people and continuing my education and practice in this very interesting and exciting field!

If you aren't willing to just let them out and give up on several months of that rent then you can't expect them to either. 

Downside is setting the “ sale” price such that the original investors get fair value and NewCo investors aren’t getting a bad deal.  

Ya have to learn to mitigate multiple hurdles, in addition to making intelligent and educated moves. 

I'm mostly looking for easy disqualifiers like pets if they aren't allowed at a property, or someone looking to move in March when I'm vacant in January. 

It's an education that Harvard, Yale or Stanford can not provide and it's FREE! 

"Inflation expectations" is a purely rational and logical way to look at it, but let's consider that bond market buyers/sellers aren't 100% comprised of Vulcans, and that there are highly emotional and irrational individuals among them, as well. 

Are they realistic for someone just starting out in REI like me, or do they come with major risks that aren’t always talked about?

I will need to educate myself on house hacking and co-living.