I have a 2BR on the front range in CO and half of the time it is just parents and few kids. 

With $30K available, you could look at partnering with your parents to co-invest in a property.

I own a 6BR short-term rental in Estes Park, Colorado, which generates a lot of laundry—especially because we use high-quality linens.

So as for Russell who noted his success in the WA DC market ( expensive) I wonder if @Steve K. gets the same for his market in Boulder Co. ( expensive). 

Title Co, PM, Contractors, process server, RE Atty, Handyman, Lenders, insurance etc.....We were also building a wholesale business at the time so visiting the market was essential.  

Thru this group I have invested 9 apartments with >800 MF doors as a passive investor, Loan Guarantor and Co-sponsor. 

I've been hang-drying my clothes for years and they dry pretty fast here in Colorado.

Here in Colorado, we create a lot of non-conforming duplexes out of traditional single-family homes.

CO MT WA AZ FLA TX are the markets I am funding in..

I just learned that builders risk and liability insurance coverage can cease once a CO is issued for a new build.