With $20K to work with and a being new to US real estate I would recommend partnering with someone local.

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I would recommend that you start with buying a primary residence using a low down payment loan, like a 5% down conventional loan, live in it for a year or two and then keep it as a rental when you go and buy your next primary residence using another 5% down conventional loan.

I would like to see what the local tricks and tips are to protecting ourselves as landlords in California thank you my name is Ryan have a good day

Any recommendations on who can do the reno? 

One thing I would definitely recommend is getting the students' parents to co-sign on the lease.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

If you're looking for a more landlord-friendly market, I personally recommend Columbus OH.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Now, it took me many years and a lot of real estate trading to get to this place with my bank, but that is why I highly recommend that RE investors work hard and finding and nurturing a local banking relationship.