Make sure to read the Beginner’s Guide: http://www.biggerpockets.com/real-estate-investing

After a quick google search, it does appear many banks will not write mortgages smaller mortgages.  

Check out this guide on wholesaling, it would help a lot in getting started: https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/

Tell them you will pay them cash for a quick close.

I think hard money loan is the quick way and then refi. thanks for the advise Chris Mason

I have no interest in get rich quick, but rather, want to build excellent relationships and be a trustworthy person.

Or at the very least a guide of where and how to start.

There is not a lot of info out there and really no way to research the guides. 

Or at the very least a guide of where and how to start.

Once you pay their entry fee of thousands, to gain all their "knowledge" and "contacts" you find out all the deals they have are horrible deals you could have found yourself on zillow and the contacts ie contractors and vendors again are just a quick list of people you could have found yourself with a quick google search.