We've pre-leased ~225 beds out ~240 already for next year and 90% of our leads come from that.

Likely leads to more success.The purchase and sale contract for purchasing a note and security instrument (mortgage/deed of trust) is not the same as real property.

I prefer buying sub $200 in a market where median is $350k+, long as it's fair condition, ancillary/satellite MSA, because I know time will slingshot appreciation. 

A strong buyers market indicates sellers price cutting and listings being bought under value which would lead to equity losses. 

You can learn to do this independently or get a rockstar REALTOR to lead the way.

I would interview several different lead sponsors to see which ones are a good fit for you.

Here is a list of potential options:Trello/Asana/Zoho Projects/Freedcamp/Basecamp/Workfront/Monday.com/Jira/etc,etc,etc,etc,etc - General project management software that includes tasks, Gantt scheduling, calendars, project forums, document storage & team collaboration toolsTeamGantt/Gantter/MS Project - Gantt Scheduling Softwares for creating Gantt Charts & Timelines, & managing tasks.Podio - Customizable system that allows you to build workflows, track tasks, track leads, etc.Smartsheet/AirTable - Provide spreadsheet style platforms with additional functionalities for uploading documents/images, assigning tasks, calendar, images, etcOffice 365/Google Sheets Spreadsheets - Believe it or not, a lot of successful flippers still manage their entire business in Microsoft Excel or Google Sheets. 

- Could have it for sale while its occupied, as its likely an investor buying it, and that would just be a condition of purchase.

I would recommend for you to list it now and see what kind of leads you will get.

I'm curious about: -condition of property?