But managing/monitoring a lot of them isn't that much fun in the long run.

If PITI + PMI is $4300, you also need to factor in property management, repairs, etc. 

I’m an STR manager in San Antonio and there’s still money to be made, on the right deal.

But I have bought and sold and helped others buy and sell many properties as well as managed many properties.  

So far, I assume I was unlucky.Beside that the management team is fine.

I would have to check with our operations manager, but I do not think so. 

College rentals are great, but more time intensive and usually better managed by more experienced landlords because college kids break more stuff and don't know how to work a lot of things.

I help manage properties and right now, I’m trying to help my partner get some of his properties listed and sold.

I’m also in San Antonio and I am a property manager for short and mid-term rentals.

That gets expensive.Also you might search on the recent case of the group home coordinator/manager getting arrested for murder in Arlington.