And it's usually through like a 80/20 loan program.

Search online and this forum. the information is out there just need to find it. also ask friends and family if they ever purchased some items in the past and read those... i told my parents about my plans and my mother bought a couple of programs in the past where i learned some howto stuff... also on these forums there is a forum dedicated to rate books and other investment tools to see if they are worth it. do more online searching than anything... make sure u dont buy something for it just to collect dust. find out everything for free while u can and make a decision if you really need to buy a book. check out creoline.com also. it's a creative online investing site they advertise products there too but i jus read the free articles.

I have concern with a real estate agent who is showing you properties, especially unique properties, without you having been pre-approved through a lender already.

Are there programs available through the state or Federal Gov't that can be a starting point for someone who does not have a substantial amount of income or who might have poor credit???

He bought a big house to move into on the cheap, pulled the equity out at closing using a gift program, then gave the $$ to a holding company supposedly backed by real estate and hard money loans.

Also if anyone knows of great mentorship programs in the area, please share.

There are lots of creative financing programs these days.

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I know some investors sneer at investor programs where everything is done for you--but this is a prime example of where it pays off.