------------I have no idea if my sarcastic scenario will play out but I do know that things like interest rates, availability of capital, rent rates, jobs that allow you to qualify for a mortgage, etc. aren't static.

Happy to talk to you sometime and throw some ideas around :) 

@Stephen Smith, getting started with education is always a good idea.

We are very active in the DFW area in apt syndications if you want to start there folks can give you some ideas.  

Rent in my area is usually around a $1/ per sq/ft.The idea of very low maintenance and a home warranty is appealing to me.

You will probably get people saying that's a bad idea but I've read of cases where it worked out.But definitely see what you would get approved for and go from there .

I think student housing is a great idea.

Put that idea in your rear view mirror.

Awesome response & lead gen ideas.

In my current situation I only have the ability to do one deal per year so I'm exploring the idea of using a HML to buy properties quickly and at a deeper discount.