@Cheng ChuMcKinney is a fantastic market with strong population growth, and it’s a great choice for single-family home (SFH) investments.

From my experience, this is a very seasonal market.

If they change their mind, I put the property back on the market and look for a new tenant.

Where I live, we still have a severe shortage of homes--median time on market is still 7 days and it would likely be shorter if not for delayed negations being the norm. 

But to your point, a current project I’m about to start, I can tell you I had to push back on ARR as the comps used by lenders were entirely outside of what I’m bringing to market.

If the permanent financing will allow you to recover most of your initial investment and the fair market rent covers the principal, interest taxes, and insurance with cash left over, you have a BRRRR.

The best way to get that IMO:- Kindly ask 2-3 local large Property Mangers in your market if they'd share there lease.- Check the Off-Market Facebook Housing groups at your school. 

Not that I am aware of, but I am not aware of all softwares on the market. 

Use tools like AirDNA or Mashvisor to provide market data on projected rental income and occupancy rates, and make sure your lender works with appraisers familiar with short-term rentals.

Market Conditions: South Florida has a dynamic real estate market.