I would love to talk to someone who has rented to college students before and sort of pick their brain.  

Whatever you buy you likely won’t keep it down the line as you better define your investment strategy, so my advice is to pick an asset that’s going to teach you the most in the quickest amount of time.

Over the years, I've done several dozen of these and know how to pick a good one. 

Yes, we need to treat it like a business; however, when renting out a room in your personal home, you're essentially picking a roommate.

Are these students just picking up and moving in the middle of the semester?

I am reviewing the spreadsheet on bigger pockets on how to pick a market to start investing.  

Think on that, a person has an 80%+ chance of there "pick" not just loosing, but possibly going to $0..... 

I picked up a home for $422k that does $8k+month in revenue, some months well over.

Pick your battles. 

That said the best way to pick your accounting software is to find a Tax CPA you like and ask them what they prefer.