I've been eating/breathing Real Estate for years so I can appreciate your hunger and desire to learn.

Don't hold your breath.. 

I know I am more motivated than 99% of the people breathing, however, I currently only have $20k to start.

In the same breath don't ever blame anyone else if you don't succeed.  

It was the beginning of May but he wanted to rent up as of July first to give his current landlord some breathing room.

Option 1: I buy a single-family home with a bit more breathing room (at least .5 acre yard and 1500+ sqft) and then delay a year to save up to buy my 2nd investment property. 

Or starting out of state with more breathing room, but also with the concern of not being a close drive away to address any issues that arise?

Or would I be better off taking a deep breath, slowing down, and using the money I know I can readily get my hands on to just complete the full purchase of a less expensive single family condo to add to my portfolio, expecting it to do little more than be one more thing in my portfolio, paying for itself slowly (though not giving me the same kind of appreciation I enjoyed in the past)?

I had rather been hoping everything would be dry, since there has been no water for a year, but no such luck. 1/4 can of Febreeze and holding my breath gave me enough time to sprinkle 1/2 box of Ridex septic treatment into the bowl of the toilet.

Breath of fresh air.