I got my real estate license in my late 20's, kept updated on continuing education, but only activated the license after all my kids started school. 

But city governments, schools, public libraries and first responders could face major budget shortfalls."

Due to crime and poor schools . 

Only nearby city that rivals it is Amarillo (2.5hr drive north) and it does not have anywhere near the education infrastructure or $$$ inflow Lubbock has (at least not yet) with Texas Tech and associated schools, SPCC, LCU.

Purchase price: $205,000 Cash invested: $27,112 Bought for $205,000 in the Maine-Endwell school districtMonthly rent (pro forma with 3 month stabilization) $4,800Taxes: $9,238Insurance: $2,642Gas/electric: $0 Water/sewer: $2,451Total expenses: $14,280 I used a conventional 10% down.

Appreciation here is likely driven by demand for established areas and school districts, which likely isn't the <$250k stuff.If finding cheaper stuff was my priority I'd probably look out of state.

No room, then I question how serious they are about training...and you need training....real estate school teaches you laws, contracts, and concepts. 

That said, it can be done and done successfully if you plan in advance, build your team (contractors, subs, back ups, lenders, credit with suppliers, escrow/title, real estate attorney, mentor, etc.) get educated on finding (marketing) for deals, rehab costs, locations, market data (like crime rates, school ratings, population growth, job growth, etc), specific market insights like what is most popular and sells for the most in your area, etc

My current situation - I have a FICO of ~630 (no late payments or derogatory marks, just credit card debt from school). 

You're goin' old school.