For instance, whether it’s socal (CA) or Texas, the process for learning is the same.

Assuming you aren't doing this full time from your yacht sitting off of the US Virgin Islands you will be busy during the day living your actual life. 

If you want to BRRR there are lenders who will offer you a hard money loan that converts to DSCR once your renovation is complete (and it will save you some money in origination fees staying with same lender).

I’ve used the same realtor who has been pretty awesome both properties went under contract within a week he’s listed for me.

Sounds like you are doing it right - same thing we tend to buy, the ugly stuff. 

We would love to turn it into a rental one of these days as well!

They sell for less than 3-bedrooms, but rent for close to the same and are good as mid-term rentals.

Let me clarify 1) I, for example, would do my due diligence first before making an offer on behalf of a buyer if I am not satisfied with the clients ability to close a deal, I'll not make the offer. 2) If in doubt, I would make an offer with a substantial amount in earnest money that goes hard on day one. 3) Most experienced CRE agents here in Columbus follow this regime if you ask me for any of the crap that the seller may require to make my client stand out in seller's mind would be an insult!

(The city doesn't allow STR less than 30 days which is a good and bad thing.)

There is a seller that needs to sell his rental property quickly (within ~45 days) as part of a divorce agreement.