Everything government is subjective to political whim.

Powell Chee I started working for government jobs so I would have time/energy in my investing.

With huge and unstoppable government and private entities silently conquering and controlling our lives, reading the words I write and as you read them, delivering food and anything to our doorsteps with drones or driverless cars, gathering more and more information on your every secret, we might want to think twice before we continue to let Big Brother (Aldous Huxley anyone) into our backyards, pools, and bedrooms to watch and record our every move - forever. 

You must screen the government agency as thoroughly as you do the tenant.

if so those don't require a lot down since there are government programs to offer financial assistance. research BRRRR as an option. knock on the neighbors doors and kindly inquire about the owner. there are other ways to locate absentee owners but they cost $$ so I won't bring them up.  

It will get to the point where the government kills the industry because of regulation and taxes.

Add to that the willingness for State and Federal governments to essentially interfere with private business and prevent evictions and possibly issue a rent holiday..  

Any specific government advisories in your region?

For colleges to be bankrupt, you need multiple layers of destruction to the market -- employers not needing degrees for professional jobs (not going to happen), government not backing loans (not going to happen), banks not covering the loans that the government won't back (not going to happen), alternative options viable both to students and employers (may happen, but not a seismic shift over a short period of time) -- what you've described doesn't have the likely disruption needed to destroy that engine.I agree you need to be disciplined to work from home.

The government could decide to pause rents for a year.