Go on Amazon and search "The Rockstar Real Estate Agent Roadmap" book. :) It doesn't talk or teach about making millions as an agent but helps you understand what a career typically looks like and things to consider before jumping in.

I second the proposal to get @Brian Burke's book The Hands-Off Investor.

Everything is by the book, so to speak.It’s hard to say “how long” it takes to forge a good relationship.

Instead of a pile of books or printouts at least you'll probably walk away with some money when the deal's over.  

Put it in a short term treasury fund while you take a few months to read a dozen books from both the biggerpockets.com and bogleheads.org websites.

Leverage equity, explore house hacking, and continue learning through books, podcasts, and local networking to refine your strategy.

Hunt down a book - "Investing in Real Estate with Lease Options and Subject To Deals" by Wendy Patton.

@Gail Travers thank you for taking the time to respond and for the book suggestion. 

Currently our favorite idea is a SFH we can convert to an up down duplex by sealing off a staircase with an ADU on the property for us to live in.

Your best teacher will be experience and that can't come from books and formulas.