@Gary Johnson.

I have read couple of books and the one that really stood out was "The Millionaire real estate investor" by Gary Keller. 

If discovered, the original lender can foreclose on the seller and the buyer would lose everything, including their down payment.excerpt Shift by Gary Keller, et al circa 2009

Gary from A.I.R.

Reading this book will literally add zeros to your bank account if you start with this system.I'd also recommend Gary Keller's The Millionaire Real Estate Investor because of the book's practical tips.

You're right though @Gary Kline, I'd be paying more for no dp in the long game.  

I like Million Dollar RE agent by Gary Keller, Million dollar investor by Gary Keller, and The Abcs of Commercial Real Estate Investing by Ken McElroy.

Thanks in advance,Gary.

Definitely talk to @Mark Liscia, @Stephanie Jacobson and @Gary Kline.  

Gary