If you're going to do this you need to do it with intention.

Hi, thanks for your feedback :)Yes, no intention to do any reno until she is out.

Ultimately, clarify with each broker upfront about your intentions to avoid misunderstandings and ensure they’re comfortable with the arrangement.

My understanding is that Encompass doesn’t specifically ask the dreaded student housing question on their app (I certainly have no intention of lying on an app); however, if I’m understanding you correctly, it sounds like regardless they reserve the right to inspect in the first 60 days and cancel if they determine it is a student rental?

You network to find them and you network at the right events with the right intention.

Does anyone have any ideas on how to minimize that tax liability and still continue with my original intent, or is my only option a 1031 (I'm aware of DST but don't see that as a great option).  

Try looking into zillow/Redfin and see what your potential rents you can get near the neighborhood by filtering the bedrooms/bathrooms of the intentional property that you are planning to buy.

I know the founder and I know the company has been very intentional about taking the best features of both and expanding on them while leaving the problems (Airbnb) and wonkiness (FF) behind.

My intention was to see how this rate compared to the IRR of a SFR investment using several property assumptions and different purchase models.

Is intentionally inflating a payoff a form of fraud - not an attorney but we do private lending and if you misrepresent the loan amount intentionally yes its fraud.