Don't plan your future based on what a bunch of strangers on the internet tell you is the right return. 

I don't want a stranger around my stuff.

Unless you have rich family or friends or are an incredible salesperson, why would strangers invest in a newbie?

@Sigyfredo Iniguez think about this:Why does everyone want to chase strangers – and ignore their own personal network?

. - Depending on your target market, you can get decent cashflow from day 1 + appreciation as time goes on (if you target  a market with good population growth and other catalysts) Cons:- in the beginning, not being able to see/go to the property and having to trust a complete stranger with your investment.

Whatever you do stick with your qualifications and remember you have them for a reason, your primary responsibility is to yourself and your family not these strangers. 

(Assuming you’d have to pay at least 4% to sell to a stranger.).

Much better than looking for an unknown stranger to partner with.

Pretty tight for 5 strangers)  And I agree that a college rental would likely be more work, although with my daughter and her friends it has been pretty easy. 

If I were renting it out to strangers I would be consulting a RE attorney or use a PM.