Specifically I am trying to figure out the best vehicle through which to conduct our REI.

You can find something in Durham and parts of Raleigh, specifically zips 27610, 27603, and parts of 27604 that would meet your criteria, however generally speaking most of the inventory that would fit what you are looking for in Raleigh or Durham would likely be in neighborhoods that I personally wouldn't want to invest in, C- to D type neighborhoods.

If you want the exact process you'd need to speak directly to the planning/zoning dept and specifically ask them these questions to outline the exact process for this property. 

Keep learning, stay focused, and don't hesitate to reach out if you have more questions or need further guidance.Good luck on your real estate investing journey If you have any more questions or need specific advice, feel free to ask.

Do some smaller dollar private lendingA property is too capital intensive and $20k will not get you very far.You also did not describe what level of risk you want to take, so that is something also to take into consideration when evaluating where to invest.

I'd talk to brokers in your specific asset class and market.Do you already own similar assets?

The specific assistance organization, the screening of the tenant, the property, and the PM company that should be communicating with the tenant all play a role in the success of your investment in regards to tenants.

As I’m saving up for my first investment, I would like to learn more about the industry - and it would be nice to earn some income while doing so.Are there any specific skills or knowledge I need to secure a VA side gig? 

There are financing options based on your specific circumstances. 

For a yearly lease agreement specific to Phoenix, AZ, you might consider starting with the Arizona Association of REALTORS® (AAR) or another local real estate organization.