Annie Mac offers some great financing tools for investors (my favorite is their ability to finance as many homes as you want so long as you place 25% down [I am NOT A FINANCIAL ADVISER!])

There's no way that helps the seller who is very very nervous and anxious about selling their house and getting enough money so they can not have to pull money out of their IRA or 401(k) to sell their house.I look for no equity deals from agents that are frustrated.My favorite leads are "expired leads" where the property most the time was not priced properly, so the listing died.And a lot of these houses that are not priced properly,  very little equity, and the seller is trying to make enough money so they can sell and move, and not deplete their savings.There's three strategies that can be used with low equitySubject to existing financingWraparound mortgageLease option then assignSub2 and the wrap have a due on sale issue, but the DOS can be managed.Lease option and assign, with 12 month leases that can be extended, is a great way to assist a "no equity seller" and get you a 3% commission UP FRONT in 60 - 70 days.Having a CASH OR TERMS listing presentation is helpful.Read Chapt 10 Creative Financing of http://www.amazon.com/Shift-Estate-Agents-Tackle-T...If you have a fidiciary duty to serve your seller as a listing agent, then present these solutions.And make money where other agents ignore these sellers.

What is your favorite real estate book ?

Which ones are your favorites and best for you? 

Section 8, Housing Choice Voucher program, which is my favorite form of subsidy- offers a lot more freedom (not having to commit longer than a lease term), and also helps the resident more as it actually decreases their portion of their rent not to exceed 30% of their adjusted gross income (and the government subsidizes the remainder of the agreed upon contract rent with you.

Meeting a seller.... but now, after 10 years, its my favorite part of the gig.  

and podcasts are my favorite thing to listen to while working out, driving, etc. :)

It's my favorite!

Each one is a little different, so attend as many as you can before you decide on your favorites.  

Be sure to read through The Ultimate Beginner's Guide to Real Estate Investing to help you get started.By the way - here are my favorite articles on Wholesaling: 9 Reasons You Couldn’t Find A Buyer For Your Wholesale DealDon’t Start Wholesaling Until You Read This: Wholesale Advice from a Fix and FlipperHow to Start Wholesaling: Getting Past The Education and Into the FieldFinally -be sure to setup some keyword alerts - especially for "Smyrna" so you can jump into local conversations.See you around the forums!