For starters, I'd recommend looking in gentrifying, developing neighborhoods.

Hello my fellow Big Pocketers,  I need some help!

Also be more than happy to help you build your CORE 4 

The chance to buy a value-add investment in a rapidly appreciating neighborhood.

Lots of unknowns here but I will try and help out with what I'm taking from your question. 

It's best to get licensed so you will have a competent broker, a second set of eyes on the transaction who will help keep you out of trouble. 

Hope to learn how to start and grow a portfolio so that I can in-turn help others with the same.

They build and invest to help improve the area, bring in better tenant pool, improve the economy and hopefully at the end of the day make a profit on the hard work, time, and money spent on that new development.  

We'd really like to move back to downtown and our house is about 15 minutes away in a good neighborhood.

Being upfront with clients and highlighting your strengths—like your market knowledge and dedication—can help minimize the impact of transportation issues.If you're concerned about the costs, maybe focus on building a client base close to home, where transportation won't be as big of an issue.