In early 2023, we decided to sell the property as the market had appreciated significantly.

For example in many jurisdictions I can STR units in a duplex but cannot STR an ADU (some jurisdictions will let you STR if you owner occupy).

Let's say you did buy the property and the students decided to pay the rent and everything was great... would this property have a good exit if you needed to sell it like this?...

We will see what the courts decide, just be aware of it. 

Trump has said he plans to keep owner occupied rates at 6% through 2026.

This could be a 0% owner by the letter of the law...What are the Reporting Basics?

Needs an owner-operator to manage. 

Also make sure to have owners add you to their property insurance policies, so you have liability protection. 

Obviously the HOA is keeping values in this neighborhood down because an owner would have a mortgage plus another $715/mo for the HOA, which only covers use to a community center but nothing else.Besides holding costs, is there anything else I should be concerned with for a flip on a land lease? 

LDs assist both the GC and owner.