I am just looking to buy distressed properties for myself directly from motivated sellers. 

For day to day maintenance, you can figure around 5% but CAP Ex depends on the condition and remaining life of your big ticket items like HVAC and roof.

Sellers were motivated to move quickly and we were able to secure a price way below market for an easy assignment to a rehabber.

@Jason Payne agree with both Jacob and Jason, most of US books are excellent, especially for the systems, strategies and motivation they provide. 

I keep a running list of motivated sellers in the Seattle area.

My motivation for real estate investing is to find an investment that will beat the stock market while being a learning experience that will bring me closer to FI.

In total I put up about 2/3 of the money and my parents paid the remaining 1/3.

But sometimes being sued is enough of a motivation to cause someone relent a  position.

Seller not that motivated?

Him and his partner are splitting up and are needing to sell their house quickly. i already determined the level of motivation, arv, comps, potential repairs, and have yet to offer him a price yet.I pitched the idea that i can potentially close him out in cash by the end of the year and he is all for it. their original plan was to put it on market but they of course do not want to wait for the market.