The key will be ensuring you have a good enough (1-1 or higher ideally) DSCR ratio in addition to a strong credit score. 

I have a high credit score and zero debt; I just don’t have the work history.

I have a good HVAC/plumber and an electrician (that I rarely have to use), in addition to a good carpet cleaner. 

With $20k in savings and an additional $4k monthly saving rate, I'm navigating my next steps carefully, especially since I value starting with a substantial equity position in any deal.Here are the options I'm contemplating:Invest in a Low Entry Property: With my capacity for a 20% down payment, I'm considering properties in the $100k-$120k range.

@Danny Van- thanks  1) if you have some equity in the property - you might consider getting a HELOC in place now  in case you  want to use any  equity in the future ...Its  easier to get a heloc in place on a primary home as compared to a rental  2) contact your insurance agent and  ask for an  estimate for how the insurance coverage and premium will  change  3) consider  a proeprty management firm if you dont want to  self  manage  4)  get any forms and  processes  in place  (  leases / credit checks / bank accounts/  etc ....)

I've done my best to research the process but wanted to get additional guidance.

Additionally, consider partnering with a HML.

All of the other comments are great, I will just add one piece of additional advice, decide what you want your investment to look like five years from now.

(income taxes)Additionally, the question of whether to hold until death or gift may also depend on the size of your mother's taxable estate and where you believe the estate tax laws to be headed. 

In addition to numerous tradition RE related investments (most individually owned but some as LP), here are our unusual investments (both are RE related, but not what is common on this site)- I have mentioned this one a few times on BP, when fracking was just starting to be known to the general public (near turn of century), we purchased mineral rights in North Dakota.