No I haven't tried any of those suggestions just yet but I will. 

So yes, ~20% down, but rinse and repeat.I suggest you talk to more lenders/research loan options.

I suggest an attorney to review leases at a minimum.

Any other suggestions on getting my foot in the door prior to licensing?

This couple has suggested that they receive that compensation, AND a percentage of the profits from the sale.

And how would you suggest maybe finding a mentor in my area?

You can try tax liens as George suggested (you have to know what you are doing) or perhaps try investing in mortgage note fund or some crowdfunding platforms which require smaller amounts to get started. 

If there is not a shared laundry facility that is easy for the tenants to access, then I would suggest adding them to the unit. 

Alot of interviews and articles i have read suggest that we are a the crest of a wave.

Any suggestions would be greatly appreciated.