I'm open to anything but but multi-family units (2-4 or >4, maybe student housing) appeal most to be...although I'm new to all of this and you might convince me to avoid these types of properties.

Once I achieve my goal of becoming a licensed agent, I plan on investing in rental properties, focusing on student rentals. 

Take a good look at student housing see below.

I am 45k in debt: 5k in credit card, 17k in student loans and 23k for my car payment.

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookHouse Flipping resourceshttp://www.biggerpockets.com/renewsblog/2013/09/28/best-biggerpockets-house-flipping/Step by Step Guide to Flippinghttp://www.biggerpockets.com/renewsblog/2014/01/07/flipping-houses/You might consider Niche or Specialized Housing like student housing.

Id also recommend taking advantage of low rates and refinance any debt you have if they have high rates (i.e. student loans, auto loans).

My name is Jared Lowe, and I am a college student who just recently moved to the Orlando area.

You might consider Niche or Specialized Housing like student housing.

If we show a place to someone and they indicate they don't meet the minimum requirements (3X the income, for example), we tell them not to bother filling out an application at all unless they have a legitimate co-signer (i.e. a student whose parent will be co-signing).

My husband/partner is a shop teacher in high school, and loves it and does amazing with the students.