I deployed to Iraq in 2007 and read Rich Dad Poor Dad.  

You may have trouble receiving traditional financing with less than a 10% down payment, unless you seek alternative financing.

I've bought and read many books on the topic from Rich Dad Poor Dad, Millionaire Real Estate Investor and several books on flipping.

I'll be using traditional financing for my first few, will a wholesaler still sell to me in general or are they cash only buyers?

First option was traditional with  20% down and lender finance and a rent back of $1275 until he is ready to move in December.  

Finally, a friend of mine recommended Rich Dad Poor Dad and it caused a paradigm shift the way I thought. 

I've been reading Robert Kiyosaki's books and my perspective of becoming and being wealthy & rich have changed.

if your brand-new in Massachusetts, I would consider doing a lease purchase with homesellers that don't have alot of equityOnce you get at the property under contract, then you assign the deal for an assignment fee.I would get my sales license and write up the listing as a lease purchase listingIt doesn't matter if the buyer does not get the mortgage, you have done your best, but I would do it 1003 application for a mortgage and have a registered mortgage loan originator and look at the 1003 applicationI would give a 12 month lease at market with 3% earnest money, and 3% for your feeYou can target expired listings for houses that have a problem selling traditionally

@Rich Hupper, here is a thread that discusses IRR - even though the thread title is a misnomer:- https://www.biggerpockets.com/forums/311/topics/25...I don't know that "loss to rent" is any specific extra cost that you haven't already allowed for (but @Will Barnard might respond).

@Barbara G.In my opinion it is very different than a traditional(albeit, long) flip.As a few people have alluded to, flips have(or should have) a timeline, budget, and multiple exit strategies established BEFORE the project starts.