@Josh The 500k sfh is for my future primary residence.

Not sure but as a college student I’d think it’d be tough to get into a property with only 10k, even as a primary residence. 

So here are my two questions:1) when analysing a market/city/neighborhood what are the 5 or 6 primary metrics we should be focused on (price to income ratio, population trends, unemployment, etc)2) What are some suggestions for great markets to start investing in now?

I think this makes financing interesting as I won't be able to get a traditional mortgage. 

And then convert it into a primary residence.

So I’d say that your primary concern, financing them is secondary.

Also, when you ran the numbers did you consider all the tax deductions if it's going to be your primary residence?

Most traditional lenders have six-month seasoning (i.e. ownership) requirements for you to get refinanced and get your money back out.

I use Kristin Jones with McKinney Insurance for my primary and rental properties.

If it isn’t I’d look at renting or buying a primary residence first, then investing.