Best decision I ever made. they went on to basically lose the portfolio as 2 steps one back.. theft  non pay trashed units.. simply not a sustainable model.I then switched to no debt A class only takes a few of those to hit that magic 10k a month NET cash flow with basically zero drama.. and only a handful of props  to manage  .. owing 50 houses has major work load if they are section 8.. 

My current situation - I have a FICO of ~630 (no late payments or derogatory marks, just credit card debt from school). 

You're goin' old school. 

There has been a run on gas and food, and schools are closed for the week. 

Both are on autopay, have insurance, keep their places clean, and are civil to each other.The upstairs tenant is a school teacher in her late 40's. 

I've found a potential tenant with a kid who wants to rent out the house during the school year.

@Shun Williams S8 is a tool, not a magical solution to tenant payment issues.You must understand that you are swapping one set of problems for another set.

Nothing in stone right now, since I'm still in school, but preparing for after graduation (6/2025). 

Low leverage, let time and inflation work their long term magic, keep the units occupied as much as possible. 

Locals who live there and are right on top of these lower end units can make a go of it but out of state very tough unless you buy above the median price point of a given MSa and in the best school districts full stop.. this is where your best tenants will be.. houses are interchangeable.