The goal is to produce income to be able to scale to multi family properties.

Their pricing seems to be free, or $1,100/mo for large partnership type of organizations (I’m assuming PM type companies)https://www.stessa.com/pricing/Or am I missing something?

I know other landlords in the area rent out to large numbers of students at a time, but for all I know, they might be violating local ordinances.

Something like this probably requires someone who has a large network of investors too.

Most agents, myself included, have large databases that we can mail out to with a pocket listing.

Live in one unit and rent the others, this would give you additional units without extra mortgages, and help scale your business quicker. 

It is a large scale duplex project by developer with around 40 duplexes in community.  

It's not a large lot (same size as the residential lots in the area), but should I look into partnering with a developer who could turn it into something that takes advantage of that zoning? 

It's not an easy task if the family is large but focus on descendants for now (rather than siblings or ancestors of the decedent). 

You can also implement partnerships and other creative-type arrangements to scale after your 10 investment loans.