The reason I suggest Tempe is bc that is where ASU is located- the main campus at ASU has over 70,000 students in attendance. 

There are also niches that can cash flow in high valued areas sometimes (vacation rentals, short term room rentals to college students, senior housing, sober living or other type of transitional housing, etc.) 

I am not a very good plumber, and I know it is not always optimal to do everything yourself, but I am on Summer vacation (school teacher) until August!

Even with mortgage rates near historical lows, limited wage growth, stricter loan standards, and high student debt loads have made it difficult for many to take the plunge.The apartment vacancy rate was 4.2 percent in the fourth quarter, hovering close to a 13-year low, according to property-research firm Reis.

I have a bunch of high school students that might be interested.

Yes, the school also matters but only as it pertains to content and teachers.  

Children under 26 can be covered on their parents plan without being students.  2.  

I have lived in Gainesville for over 10 years and have been a student and renter in several parts of town.

These teachers, are selling a product, not really teaching.These people are also playing on your desperation, they do not care if you're broke, lost a job, have a sick mother or if you're eating or not.

I've got a bunch of my ex-students who are currently serving, and of course, many of my friends are in the military and ex-military (vets).