Syndications: Invest in other peoples deals, typically large apartment complexes but possible through other asset classes.

I'm talking large multi-family.

If you choose to rent directly to students I'd be cautious, you have a large base of competition in the bigger properties, they have the mgmt and scale to deal with the younger tenant crowd.

to make any money at this unless your a very large vertically integrated reseller of recreational land and can carry all your own paper.. there are a handful of these companies in the US>.  

@Alex Goumilevski In large MF (100+ units), we're averaging around $250/unit.

I am not wanting to invest a large amount until i get a little experience with a company that handles the heavy lifting. 

Exactly what would you be investing that 30k in to make such a large guaranteed return for next 10 or 20 years another rental property?

If it's better than zero, it might be better than doing nothing (this depends largely on your personal financial picture, and personal goals).Let me be clear: I would never suggest you overpay for a property, or ignore the fundamentals when analyzing a potential purchase.

I have a large attic in a sf in mission Viejo, Orange county .ca.

You can also do sandwich lease options which means you can scale like crazy.