Even though I'm confident in my numbers and in my ethics, if I put myself in the investors shoes, it seems very risky.

However, if I were in your shoes, I'd offer whatever makes sense for you to achieve your goals with the investment.

In your shoes, coming right out of school I suspect you dont have a down payment, so consider an FHA loan (3.5% down) on a multi family (up to 4 units).

The older units are bigger and most are not what I call shoe box shaped.

Putting myself in the shoes of those left behind, I certainly do not wish to offend, but certainly may help them.  

If you were in my shoes, how would you go about breaking into this business?

In your shoes I’d get a property manager ASAP.

@Joshua Harmon I am sure you are doing and if I was in your shoes, I would contact every management company in the local area and ask why RUBS isn't a standard.If you have a good product and service, don't be afraid to implement RUBS at your property.Rental of W/D is an addendum to the lease. 

I am also in your shoes as well except from the perspective of a college student with a little more time spent researching.For funding your deals, it will be quite challenging given how young you are and I am assuming no credit history from your post and age.

My initial goals are to meet up with people who have been in my shoes and learn what to do with all of my drive and initiative.