It was an excellent price, right next a relatively prestigious Private University, in a neighborhood that had been increasing in value faster than the rest of the city (Tulsa).How did you find this deal and how did you negotiate it?

Each of them have been invaluable to me in learning about the market and I can wholeheartedly recommend working with any of them. 

The point being is you are all in OVER the actual ARV and I don't see data to support that ARV rising that quickly (and I could be wrong and the market takes off here).

I avoid parts of my city where long term  depreciation is a risk.I would try and collect data about the neighborhood, though. 

I am pulling together a business plan as I am interested in partnering for the first one or two properties and want to present potential partners with enough clear and accurate data that they can make an informed decision.

Here's my data from Upstate NY. 

The education necessary to pass the test is invaluable even if you decide not to get a license, you will learn a lot that will help in your investing career

Are there any private forums/communities for SFH investors to share data on their investments anf feedback on providers/PM's/markets/etc? 

Feel free to reach out if you want to connect and get more data on the different Austin markets.

But the property has to increase in value to allow that.