Others use non bank lenders for DSCR or other types of loans.

I've looked at comparable rents in the area for college students and they sit between $365-425 per room rented.

You'll reap the benefits in the long term when it's more widely accepted by renters here with the cost of living skyrocketing (it's a little better in Tucson compared to PHX, but still).Best of luck my friend! 

While evaluating potential investment properties these past few weeks, I have realized that the average rent in Austin is comparatively lower and due to high interest rates and property tax, the outcome is mostly negative cash flow. 

The hard money lender has tons of experience with lots of flippers in your market and if they approve the loan you'll know there's enough fat in the deal for them to be repaid. 

I've interviewed like 4 CPAs/tax strategist this year and it's difficult because I know I'm not always comparing apples to apples.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Comparing it to what you're currently paying in rent is a much better comparison IMO. 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

If so, now I'm seeing lenders willing to do DSCR loans of 75% LTV, so then would I switch to say 75% Rule for analysis?