After I learned how bad the permit / code violations were, I couldn't get owner authorization to spend the cash to fix it asap.

So prices are going to go up in the near future because of off campus housing etc. great for renting to college students.

I am a recent college grad looking to get into real estate investment as a side project to make some passive income and set myself up for financial stability long term

My intention is to do a contract for deed/rent to own deal like my mentor does, the reason being that I'd still have his mentorship in the process, great cashflow, and very low level of maintenance as I'll be around a hour away for college.

I'm 19 and about to buy my first 2-4 unit apartment but haven't yet, however if I could of went back a few years with everything I've learned now just make sure you're always learning, reading, etc, don't spend your money on stupid things like cars and clothes, if you get a job and keep saving you should have money for a 5% down payment on a property by 18 or so, if you're going to college you can buy a 2-4 unit (duplex-4 plex) or a cheap house and rent out the other rooms, that can go in general too not just with college, and don't buy a brand new car, get at least 3 years old because a car loses 40 percent of its value over those years, you can get a very low mileage older car if you hunt for it, new cars are financial suicide to young people, ideally don't spend more than 10% of your income a vehicle per year, that may be hard depending on what you do, and invest every penny you can while maintaining a safety net (at least a couple thousand dollars to cover expenses, etc) that way you don't have to pay abhorrent credit card interest rates.etc

I've always rented as my primary residence and this would be my property out of college.

College towns usually draw people but I have never been to Waco.

On my first rental, I was just out of college and totally in the dark as far as these expenses, I took into account taxes and insurance, but don't forget to save the market %s for vacancy, repairs, and capex.

If the old locks are still in good shape just install them at another address.I also went to college, not that it is mandatory, and I got a business degree that emphasized real estate.  

The tenant did not provide any notice that her husband had moved in and all leases state that anyone who is not on the lease is not permitted to stay in the apartment for more than 15 days.We are sympathetic to fact that this is a family and so we asked the husband to go through the application process.