Your first step is to determine what you're wanting to accomplish, what you're willing to do (and give up) to get it and when you want to achieve certain benchmarks.

Don’t know that is achievable unless you are GCing yourself. 

I'd continue self managing if it isn't preventing you from achieving other goals. 

Since you are coming from university, you probably have roommates right now, and if you have a great W2 job coming out, I would seriously consider house hacking and the rent by room strategy because you only have to house hack a few times to achieve a solid FI number to choose your passions.   

They are trying to deprive you of the full benefit of the fantastic deal you achieved yourself, in order that they may make a profit from what they deprive you of.ie.

From there create the strategy to achieve that goal... and lastly decide what type of tactic (property you need to buy)...

If you're doing a rate and term refi out of the HML, then 75% is achievable.

Theoretically, if you have similar features and finishes, you should be able to achieve similar rents as long as the area is similar too.

At a 50% Expense ratio, you need a 6 Cap to achieve 1%. 

But that first deal will give you the confidence to buy more deals in the future and to build your real estate empire or achieve whatever goal you want to achieve.