there are other areas around the country that don’t have a good REI group and meetups so they’re not learning anything locally.

Others work with rehabbers across the country so you have some selection on location.Turnkey rentals are an easy way to get going, but the returns are typically not as good as if you found and managed the rehab on your own. 

It does not matter where in the country you are, or what anyone tells you, if a residential GC has been in business for more than 10 years their gross markup is 50-100%.

Walking distance is best, the easy biking to campus (sidewalks, bike paths, etc.), then public transportation.

As you speak with several firms, you will pretty quickly tell who is just selling something and who is asking the right questions and taking the time to ensure you are on the right path and primed for success.

Has anyone persued this, or been down this path before? 

I have had friends buy a great condo and then didn't read the docs well enough to know that they limited how many units in the building could be rented out at a time.Remember that there is no right or wrong way, it just depends on what path you are most interested trying out and feel most comfortable with.

So in short, the past six months have been quite an adventure, left my day job, started a business, and moving to AR to start my own path as an architect-developer.

It's the option with the least complications & sets you on the path to FIRE, which is your ultimate goal!

Are there specific countries or regions that offer good opportunities for beginners?