Agree with others that you will probably need to lower the rent - suggest 5% every 2-4 weeks until activity picks up. 

Without knowing the specifics of the Providence market, I would suggest researching the locations of other student housing providers (ex: https://the02908club.com/).

Very good point.In the case of Arizona, I have been unable to locate any state law / code that suggests Arizona may have additional regulations. 

I started with the Simple Start plan, but as I learn more about the software, I realize that to effectively classify income and expenses per unit, I need to use Classes and Locations, which are only available on the higher-tier plans.I’ve seen suggestions to use units as customers as a workaround, but I’m curious if anyone else has tried this approach or has recommendations for managing multiple units in QuickBooks with the Simple Start plan.Looking forward to your feedback!

Do you suggest file 1065 or be treated as disregarded entity on schedule E. 

I think all of your suggestions are great possible ideas to do this deal! 

The only thing I'd suggest is to raise your rents unless you think you're at the top of the market.

I have put the rental price below the market (as suggested by local real estate agents).

Any suggestions on where to look other than the facebook outreach I've been doing?

That is where I suggest starting as I've had some success.