America legit has a housing crisis right now, and specifically the affordable housing market.

If you do go with an LLC, make sure an attorney provides it specific to you (not downloaded from the internet), that teh attorney will defend it in court, that you jave an operatiing agreement and that you follow said operating agreement. 

So the ARV is $660K and the report gives me maximum offer of $21K for $0 profit.

Specifically, there's job growth (Intel, Honda, Amazon, Nationwide, etc) and the population is growing (unlike Cleveland or Cincy).

There are some groups that only have 506(b) offerings and certainly market VERY heavily.  

We are more specifically interested in single family and multi-family rentals.

They lay it out very easily for you and there are a ton of resources they offer so if you have any questions or concerns you are not alone. 

Are there specific types of properties you're focusing on more or less due to these changes?

I am new to real estate investing and am eager to gather knowledge about real estate investments, specifically in the state of Georgia.

How it works depends on how the offering is issued (506(b) or 506(c)) , but basically the first step is self-attestation of accredited investor status.