If your concern is getting it financed? 

Here's my overall plan:I graduate in 2019 and immediately start working and building creditI live with my parents (they've agreed to let me) until I have a decent income from real estate.I have to go to college but I'm going community and my father has agreed to pay for my student fees so there's no concern thereHere's where it starts getting good...My longtime friend (since kindergarten) is VERY entrepreneurial and is also the son of a contractor and is planning on going into contract work.

I live in southern Idaho where it's very cold and snowy and I'm concerned that it will affect sales if I decide to become an agent soon.

If occupancy is hovering around 80%, but it's pre-leased at 90%, meaning there are people waiting for renovated units or the 1st of the month to move in, I would be less concerned (assuming they are signing leases at the projected rent levels).

I have many concerns and have done a lot of research.

And yep they may not be worthy of your love or concern for their future. 

I'm pretty concerned about market prices right now, but I also don't want to wait indefinitely for a market correction.

I cant really give out the address quite yet, but it's on the NE side of town, 860sf, 2 bed 1 bath.

@Kai Van LeuvenIt’s sounds like you’ve gotten all the low hanging fruit, another couple things that come to mind Is reducing boring expenses that people typically dont shop or spend alot of time addressing;-taxes ( I don’t know how tuned in the city is to your remodel but you want to spend a little effort ensuring you don’t get hit with a property tax increase )- I’m not sure the type of tenants your looking to attract but a playground might go a long ways to adding value-Insurance ( anything you cad do to reduce your insurance?

Some tax software like TurboTax , or professional services if you are too concerned,   can do it for you in a more accurate way .