We gained access to all 4 units and found the Hvac system needed to be redone.

I am still not 100% on the best figures to use for the adjustment, so I am guessing that like with anything else, I will get more comfortable with the numbers as I gain experience.

I'm still enrolled in school so my loans are "deferred" until I graduate and my naive self hadnt realized the benefit paying on them while enrolled until now. 

Ive spent the last 2 years gaining as much knowledge as possible about Real Estate.

I am finally starting to feel pretty comfortable with the knowledge I have gained.

This works to your benefit as well.A majority of people I speak to want to get a non-exclusive agreement with me and it is very much a matter of if you can't commit to me, why would I commit to you? 

I want to rent it out to gain experience as a landlord but I don’t want to rent it for too long in fear of a market corrections/downfall.

Than a lot of other people do "Buy low, sell high" sort of thing...What is the benefit of never selling?

Your loss and the tenants gain for not being professional.

I figured if I could start out small or smaller than most larger apartments I could gain the knowledge and experience from owning and operating and apply that down the road with larger acquisitions.