I’ve also used excess student loan money from time to time to help with rehabs.

I fixed it up, lived in/rented it for a year and sold for $110k.With the proceeds, paid off an apprenticeship student loan, a quad loan, AND bought an Up/Down duplex for $235k, AGAIN, 5% down with Genworth Mtg.

I have a bit of money but not quite enough and I don't think there is a way I can get a conventional mortgage because I am currently an unemployed student.

Her background came back and her credit score is bad at 526 ... she makes almost $50k, no evictions, lived at her last house for 7 years (3 years with the one before), has a lot of deferred student loan debt that was past due, four collection accounts totaling $3300, some charge offs, one DUI offense from 2016, but her active credit cards are all paid on time. 

I currently work a full time job not in the Real Estate profession, but I am a Realtor of 3 years and I do very well.

I also forgot to mention that this girl is a “law student”

We are not taking on any personal debt to pursue this journey; we don't have car loans, student loans, or carry credit card balances. 

Saving for 20% down is unrealistic as I have six figure student loans at 6.8% interest that we’re trying to pay off like crazy.

In fact, my last tenant which I signed a lease with in March had a FICO score of 822.I look at the time you will be spending on management as a function on the kinds of properties you buy AND your skill as a PM and if you are willing to research and buy technology.I probably spend less than 15 hours a week on average involved in Property Management issues.When I taught Real Estate, I often told my students to be careful of buying yourself a full time job when looking for an Investment.

I'm not targeting college students, but there are some college students in the neighborhood.