I wouldn't buy rentals FAR out at all, but depending on area, many of our local rural areas are very popular and rent up quickly.  

Seems like 10x20 is the most popular.  

Franklin is very popular because it has some of the best schools in the entire nation.

I'm a single-family investor, and I recently looked through the most popular softwares and selected one.

Generally speaking older homes are not that popular in Texas; Waco Chip and Joanna factor not withstanding.

You can get going with that kind of capital but of course all things being relative - you wont be able to buy much in the more popular larger metros --- IE Dallas, NYC, LA etc - but you could probably own half the county in smaller communities to everything in between.Have patience with the USCIS - they hire spiteful people lacking in brain cells who think you have no rights sprinkled in with the occasional bigot.  

Cozy.co is a popular service that's frequently mentioned here.

Your investment dollar goes further in Detroit, with price points significantly lower than other popular investment markets like Memphis, Atlanta, Las Vegas, Indianapolis, Cleveland, Kansas and cities in Florida and Texas and Arizona.And let’s not forget that laws favor the landlord in Detroit and not only can you use Section 8 tenants in B neighborhoods but you can increase rent to market on government tenants.PROOF IS IN THE PUDDING.A few 2019 Notable Quotable’s for Detroit lovers, doubters, investors and first time buyers.• #1 City in U.S for most favorable rent to value ratio for homebuyers. -”Smartasset.com 2019• "#1 City Where Paycheck Goes the Furthest."

Some popular tools/software are right here - using BiggerPockets' Rental Property Calculator, DealCheck, and Real Estate Investment Pro. 

Basically, what I'm trying to say is that the school is growing in popularity and in student population every year and that there is an opportunity here for a prime rental market and appreciation IMO.