First timer

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Hi everyone. I have been doing some research about real estate investing and have become ever more interested. Please bear with me if my post gets a little lengthy, but I have a lot of questions and much too still learn. For the past six months, I have been researching properties using loopnet and other local sources. NNN leases seem to be a reliable source of steady, predictable income. There are a few properties in my area, Pennsylvania, which have caught my attention, but I'm not sure how to analyze these properties properly. Currently, I am 24 years old and have approximately $45,000 cash to invest. I work as a pharmacist and make around $70,000, so I do have a steady source of income and perfect credit.

One property I was looking at was a Jiffy Lube. It has a cap rate of 10%, $130,000 NOI and an asking price of $1.3 million. There is a 20 year lease that just began and four additional five year options. Sounds like a nice solid property. Good return and a reputable company behind it. My only problem is not having the 10-20% down payment needed to get started. I ran the numbers with only 40k down and the yearly income would still be enough to cover the mortgage, assuming 7% for 30 years, and have around 30k let over. My goal isn't really cash flow, but rather long term equity and retirement. I would love to have it paid off in 15 years and either sell and just take the cash, or buy another property.

Everything sounds so easy, but I am sure there is so much I am overlooking. I do have a few questions. The first is how much of my mortgage would be tax deductible? If I get 130k income from the property and a mortgage of 100k, is my taxable income 30k or am I taxed on the 130k? Can I deduct the entire mortgage payment or just the tax? Any good books to read about NNN investing? I know there are tons for residential and flipping, but I am a hands off wealth builder and this seems to be the way to go. What are some sites to find commercial mortgage rates because I can't find many. What other costs and fees are associated with purchasing the property and what should I ask before buying?

Any other advice would be greatly appreciated.