Do I just find the owner of rental properties through public records and contact them or is there another way?

I think I'll first try to market it as a 'luxury' student housing unit and will check with the school and their housing program.

I understand that you may not want to blast them in a public forum, which is why I direct messaged you before asking who the PM was. 

Empirically speaking, it's not accurate to say the predicted ARVs are "inflated" (appraisals are used as just one input to estimating value).Raw data for each transaction is available in a public Google Sheet for investors to analyze.Visit https://blog.groundfloor.com/an-analysis-of-arv-es... for a link to the sheet and more details.

I have a spreadsheet calculator I programmed myself on the 70% rule, detailed to my area on rehab costs etc. 

Does anyone know of a good software program to track my expenses?

Make sure the taxes are not based on some program. 

Impossible to say without knowing the loan program, and lenders have overlays, but 6 months of payments (PITI) is a good ballpark rule of thumb.

When someone asks if the we take Section 8 the correct answer is that we "take in to account all sources of income however the unit has not been inspected to be included with the Section 8 program". 

We are interested in purchasing a vacation rental and immediately participating in a rental program.