Your tenants will pay at least 50-60% of your mortgage or more, and you continue on your current budget and savings rate for the expenses or vacancies that will happen. 

I don't want to involve the parish continually as they tend to cause additional headaches.

Depends on you goals, income or long term growth.

My point for you is that buying a single home and using all of your money to do it could limit your growth.

They do not have much choice now, growth has to come from somewhere?

, maintenance (beyond what the HOA covers), and property management (if you ever decide to no longer self manage) - you may be losing more money than it initially appears.HOWEVER, the Beverly area is on fire right now, it is completely possible that property values will continue to climb quickly, and you could exit your condo in ~5yrs and make a nice profit (keep in mind you'll have paid closing costs once as a buyer, and once as a seller at this point, which will really eat into the profits if, say, you bought at $250k and sold for $300k - not a straight $50k profit, plus you had negative cashflow over the years too).So...

Some advice I've seen online is to just network, get a part time job in the industry such as property management and continuing to read and learn then make the jump once i graduate.

Hello BP Community,  I am encountering a constant obstacle which is hindering my growth & advancement as an investor.

This investment only makes sense as an investment under the following conditions:You can support huge negative monthly cash flow.You expect significant property appreciationYou expect significant rent appreciation.This purchase would have a huge amount of risk and I only see the upside if the appreciation continues like it has for the last 5 years which I think is unlikely.Good luck

The other way is by cherry picking locations where they could be needed (areas of high growth, difficult zoning, past attempted locations, etc.).