Once you get to a point where RE is more consuming (and lucrative) than teaching, do it full time.Also, once you graduate, I would move from CA to somewhere that has reasonably priced RE. 

Lesson learned for all of us who've read this.

@Kam MillSo say you get the $800 a month from section 8. you would take $400 of that money and put it away for future events. capital expenditures for repairs and for future black swans which are events that are unpredictable and generally highly consuming of resources.Then you take the other $400 and from that you pay your mortgage and interest. then whatever is left over is your cash flow

While this would almost certainly increase ARV, it would also be a somewhat expensive and time consuming move.

I suspect if this goes to court, and you have the artifacts that show what you described, the tenant will end up paying you for his early lease termination (assuming the lease calls out that at least a month's notice is required).Unfortunately, it will consume some of your time. 

Bring your lunch, don't eat out and cook at home, drive a cheaper car, buy your clothes at a thrift shop or yard sale, make your own coffee instead of stopping for a cup, make sure you're not paying interest on consumer credit, etc etc.

However, these strategies are very time consuming and the return on investment is not satisfactory. 

Hello all, first time posting, but I've been consuming content for a while. 

It will be a bit time consuming to sell individually.

I am starting out and have consumed a ton of education on this while I patiently wait to build a pot of capital.