I would also recommend Peter Harris's free online course on Udemy about commercial real estate.

Just research it online.

I was able to find information online for the following:1.

Thinking about starting with Georgia, but open to any other state with cities that have price-to-rent ratios of 20% or higher, turnkey median home price ~$225k, and where the pre-licensing real estate courses are available online. 

I like the area for a few reasons: The people that live there seem to be solid working class folk with a strong sense of communnity, access to the Parkway is easy,  every store you could possibly need is on Rte 35, the schools seem good, and it's probably an amazing place to live in the summer.Does anyone have experience investing here or have any insight they would be willing to share?

I found a booklet on NJ landlord tenant laws online, the link is below.

They may not have as nice online tools, apps, fancy sites like your traditional big banks but we’re good to work with.

These are all great suggestions, I would add do not overlook the power of referrals and building a network in addition to online marketing.

Over the last month or so, I took the required 90-hour broker pre-licensing course online, passing the course and also the Indiana state exam just last week.My plan is to never quit my W2 job, as I have a good, steady income, insurance, 401k, profit sharing, etc.

Not going to become "Joe Realtor" at a big brokerage, but the license will be quite valuable for our existing transactions and I think we will benefit from access to info on the MLS, etc.