I don't have much and I am in a moderate amount of debt (40k) which includes 30k in student loans.

@Kaitlin BagleyYou might consider student housing as a way to diversify your rental properties and rental strategies.   

For example in NYC and to some extent in SF, vacancies have risen because of burb migration but more so because of a stop on international migration, student population that did not renew their leases and the thousands of workers in the fashion, theater, tourism industries that lost their jobs and had to flee.

I've been a teacher for the past 3 years and I entered the field because I had a poor educational experience and I wanted to impact the world in some small way.

I had assumed that since they each had students across the country then their blanket statements covered California as well.

I'm really interested in renting out individual rooms to students.

I've avoided that area due to the shrinking student base at EIU and high vacancy rates that I see on most opportunities in Charleston.

yes. this is college student rentals.

In my line of work as a teacher, I see this all the time.

If you are planning to make this a "side hustle", where you can make a few bucks here and there from time to time, it is different than if you are planning to fully replace your income within 5 years (more or less) and make it a full time career that you use to feed your family ...For a lot of mentors, it is more than just about making money from their students, it is also about their reputation.