The issue is those dogs cause massive damage inside a property.

(use Other People's Money). leverage allows you to control massive amounts of real estate in a relatively short period of time. 

Impossible to generalize like this...Some are families that just want a safe home and neighborhood for their kids.Some are young and just starting out and want whatever they can afford.Some are young and just starting out and want a cheap place so they can move up/out to their own place.Then there was a recent story in the San Diego paper about people who are paying MASSIVE rent for luxury apts with fire pits, dog runs, on site gyms,  decks, grills etc.

A massive undertaking.

Now, IF one of us lands a new job where we're the guy/girl 100% in charge of a massive operation, maybe for a giant hedge fund buying up rentals all over the USA, or at least in multiple markets, then I'd say go for it with the ratios and %'s as much as you can.

Several big companies like that in DFW area.   2012-c was owned by Silver Bay.https://www.housingwire.com/articles/39386-massive-single-family-rental-merger-tricon-capital-to-acquire-silver-bay-realty-trust-for-14-billionMany of these had hundreds if not thousands of houses in DFW. 

I figure I could still cater to the collage demogrphic despite some of the  massive apartments thats going up.

It sounds like massive action producing massive results.  

I keep hitting up leads that turn out to be massive duds or I am just a bit too late to take advantage of them.

There is a massive amount of info on BP that will definitely help you get started!