I'm thinking about starting at 870k with 10% down and an interest rate of 5% with a 20 year term.

First variant factor for valuation is conversion factor of gross to net revenues, both in current realized and potential.

It might state you are applying at ABC Bank for an 80% LTV loan with up to an 8% interest rate with a loan of $XXX,XXXSo, if you don't qualify for that loan, or you cannot get the interest rate stated, or maybe the appraisal is too low to an 80% LTV loan for that amount then you can break the deal because you can't get the financing you anticipated but instead you are CHOOSING (based on advice of the loan person) to switch lenders.

Some of your classmates and friends may be more vocal about expressing it or conversely be better at hiding it.

Down the line if you start to have too many properties to self manage, increased rents/lower interest rates may allow you more room to do so.

I'm done conversing with you as your comments continue to be unhelpful and obnoxious ("unless they’re clueless about current events"). 

I was thinking of doing rental properties near college towns as I think the income would be steady and minimal risk.What sort of capital is needed to get multifamily properties in B rated areas?

According to BiggerPockets, they rated Fayetteville as one of the top 10 cashflow markets.

I'm constantly reading on BiggerPockets investors saying you need to buy rental property, break even, and hope for appreciation and/or lower rates in the future to cashflow.

As far as what I do, I am a funding specialist and work closely with real estate investors to raise capital tax-free by using a specially designed holding account that grows your money between 5%-10% of interest and when it is time for you to pull the trigger on the next property purchase, you will enjoy a much lower lending rate of 3.5% - 4.5% on time for their next property.I've been doing this for 9 years and have worked closely with real estate investors for the last 4 and a half.About my future goals, I am interested in partnerships with other investors within the local area (Bay Area).