The most important things for you to do is to get some good training, be consistent with your lead gen/prospecting time, and the have the student mindset, always evaluating and getting better.  

You might consider Niche or Specialized Housing like student housing.

I had a renter who used to pre-pay for a full year, she was a post-grad student who used her student loan money to pay my rent, then had her roommates pay her monthly rent so she had stable income.

Area = B class (walking distance to a private university; tenants will most likely be college students)Rent: $1,200/monthExpenses: Taxes = $200/moInsurance = $125/moMaintenance = $100/moVacancy Loss at 5% = $75/mo (Asked owner to see previous leases and home has not had any vacancies for the last 3 years, but is currently vacant; lease ended 7/1)TOTAL EXPENSES: $500/moPrincipal and interest = between $400-$450 (depending on final purchase price; Pre-approved 20% down, 4.5% interest rate for 30 yrs)Closing Costs: $3,000Estimated Repairs: $0 (move-in ready).What's your max offer?

@Troy Price I'm new to Bigger Pockets but I'm familiar with Renatus (I'm a student and affiliate).

I can't change the world, but i can help students one by one, and that is what is truly important.  

I'm an excellent student so I'm hoping to learn the ropes and jump in as quickly as possible, with the knowledge that most of the learning comes from doing. 

But know the majority of the city is fueled by three major universities which means you either be renting to college students or surround by them.

Good Morning,I purchased a 3 bdrm townhome on Friday with existing tenants (full time students).  

While our international students have proved to be far less trouble than our Canadian student tenants, we have found the house runs far more smoothly when you have someone you trust on-site.Hope that helps to get you started, when you have additional question, feel free to reach out.