I'd probably need each side to rent for 600, if not 650 just to be safe.

Each person has different learning abilities and drive. 1) If your current job pays well you may be able to learn on your own or pay someone (like a coach) to educate you while on the job. 2) On the other token if you need a push, being a property manager or a commercial broker or a lender, may push you further along in learning indirectly if your drive is not that strong. 

Would love to help out even we're all stuck at home because of the virus.Cheers and keep safe,John

I also drive-4-dollars regularly and have started cold calling and doing RVM's w/ personal letters as follow ups with these. 

The drive to earn the Ph.D. is actually more of a passion.

I got to know the Louisville area very well during my life, but do not know anything about the Columbus area; popular, growing, safe neighborhoods etc.  

This is about your risk tolerance, no one can tell you the "right" answer but yourself.Putting 20% down on a primary residence is a safe bet.

I also plan on installing key phob entry for the lobby, and some security cameras in the common areas to better secure the property and help the tenants feel safe.  

Optimally, I would like to manage my first rentals myself to get the learning experience, so finding something within driving distance would be great.

I have learned a lot from continuously studying, analyzing deals, and "driving for dollars."