In this case I would not mind putting a large down payment since you are playing the long game, and with risks growing everyday of a sell-off or bubble, you will be able to CYA in the worst scenario.

I have two realtors in my family so I can get information really quickly on properties, I worked on my family’s rentals for about 5 or so years, I’m pretty good with Microsoft office, I found a five unit apartment in a desirable area originally to wholesale but I want to acquire it after analyzing it a little more, and I’m just a hungry young man willing to work I used to play football on the college level so I’m looking to bring my work ethic developed over the years to real estate investing.

TV playing loudly at 4am bothers the 2nd floor resident right above him. 

RE being illiquid also plays favorably here since banks will not 'call' the loan if the asset price drops.Several states also have non-recourse laws for homes which protect the investors personal property from creditors.

Fun fact: A formerly incarcerated person might not meet your criteria as landlord to rent a unit to them in the lower income area of your town, so instead they purchase the home (since we don't do background checks) right next door to you and are your neighbor in the nicer part of town, watching your kids play in the yard, etc... whoops, might not have considered that one.

Which is always a gamble and risk.

@Scott Sambrook conventional (Fannie/Freddie) underwriting standards only require 6 months' seasoning before a new appraisal can be used to determine the value of a property for refinance purposes, but in my experience most lenders still want to see 12 months of ownership before they'll play along with that.

Turns can be costly and students like to do the under the radar subleases so there are things you need to be aware of and prepared for but overall its a great long term play.

Let's play a little "which market is the best" game!

Let's play a little "which market is the best" game!