@Anibal Zapata - it sounds like you understand the fundamentals.....

I'm not familiar at all with NJ Real Estate law, but one fundamental part of pretty much every contract is this.  

What would be a good book to begin reading on real estate investing and over all fundamental real estate info?

I like the fundamentals of Sacramento, but not sure how much I'd want to bet on cap rates continuing to go lower. 

Nothing for the large mass of people moving in.Even though the fundamentals for Class B/C suburban product in smaller markets remains strong, I could see the following happening:  a correction occurs in the major markets, which spooks a lot of investors.  

Check out:The Las Vegas Outback - My group (focus investing fundamentals; been here since 2012)Sin City REIA - Ran by Omar Merced (Omar has great experience with a rehab & flip focus)REIA-LV - Ran by Chris McClatchey (very experienced buy & hold investor)Henderson Real Estate Investors - Ran by Philip Dwyer (great small group for networking with experienced investors)All of these meetings you can find on Meetup.com.If you would like to meet in person to have questions answered about the Vegas market, or just talk about investing in general to get pointed in the right direction...just private message me with your availability and we'll schedule time.Hope this helps!

I think fundamentals remain strong in select markets around the country and specifically in the southeast US where our group invests and will continue buying.

Go back to my fundamental thought, the dollar is going down and I intend to make more.

It's great at learning the fundamentals.

I get out my handy dandy hardcore calculator and figure out that if I did a 10yr loan at 5% with them I could offer $163K (rounded) and get a PV of $100K.Using the formula FV = PV * (1 + r)^nSo in this case I want a PV of $100K (The cash offer) with an interest rate of 5% (r) and a period of 10 years (n).That seems insanely high to me to pay as a premium for a property for fairly unamazing terms.I assume I am missing something fundamental in structuring the offers.