I should have a person I know at each of the colleges I'm looking at going to that can give me an insight on their networks.

They have close family in the area they invest, perhaps even living in the investment property itself like their child who is a college student and rents other rooms in the house to friends, or their sibling or parent.

I currently own a few properties here in Bryan-College Station, I have a full time sales job so try to stay as passive as possible. 

Tried other things but can't make anything better since it gives me space, allows me to prioritize and delegate, and is practically free.

They usually sound good, but give very little practical advice and make it sound easier than it is.

Starting with single-family homes and growing a portfolio one step at a time seems like a practical approach.

That definitely brings a spotlight to that practice.

Issue is, in these "bad" deals the government comes after the lease option seller for predatory lending practices and the eviction / foreclosure process is a nightmare.

@Gregory Banks I can offer some practical advice and referrals.

This is assuming you haven't already done this during college (summer job or working part time)I would go where I can get a job in a commercial real estate firm.