What are some reliable/consistent methods that have worked for you?

Take a dollar cost average approach and just buy consistently over time and it’ll all average out.

It doesn't have as high a rental income as self-storage but the consistency of the tenants and the lack of hassle makes it very attractive for many. 

I'd humbly suggest you use the next few years to build a stellar team consisting of a top-notch accountant, real estate agent, and lawyer. 

I have been on and off over the years in marketing and know the #1 factor of your success is consistency. 

How is this possibly consistent with the drive and persistence displayed so far.

The benefits include being able to had direct access to MLS to run comps and to have a consistent flow of market properties in front of you.Analyzing those deals is another story.

One thing I have had success with is building relationships with groups of students, whether that be delivering them pizza as thanks for letting me show their apartment and talking for a few minutes or consistently treating them well and meeting their expectations. 

Investing is all about consistency and rather very hard to time the market.

I have personally been buying multi's consistently, and have customers who have been doing the same where I do not believe that they overpaid when reviewing the details and terms of their deals.