My tenants are, typically, class A tenants though... medical students, law students, etc.

Cap rates for quality are generally 7 to 8 range for medical office.

For example, you can deduct certain medical expenses in NJ, but not in Pennsylvania, but in Pennsylvania you can deduct unreimbursed business expenses, but not in Texas, because there is NO income tax in Texas.Jim Kennedy CPA 

I disregard student loans and medical debt.

There is a lot of the retail sector doing great right now (auto stores, Davita dialysis, most medical, grocery store, dollar store, some QSR with drive thru, etc.)  

One doesn't have to stick to MFH, it could be MHP, storage, medical offices and so forth. 2) Passive income doesn't have to come from real estate alone.

@Sharron Martin I just want to say that I'm so sorry to hear about your divorce and your medical issue.

One of the dangers of listening to a lot of personal finance advise shows is that you get conflicting advice, the advisor doesn't have experience with the personal issues you are facing (like pregnant wife/girlfriend, child with medical issues, irregular income, job might go on strike, etc...), or they really need to sell you something to pay their bills.

It's not a perfect analogy, but it gives the flavor of what happens in a rental: the vast majority of houses don't burn and most people don't need emergency medical attention every day.  

How to pick a market:-Pick a larger MSA-make sure jobs are diversified. ex tech, medical, gov't, finance-more people move in to the market than leaving-room for growth in rent-landlord & business friendly-boots on the ground if possibleOnce you narrow these things down learn where the path of progress is and good school zones.