It will motivate you like perhaps no other book in your life will.

I am a motivated buyer.

Seller's motivation is to stay and only selling because of Health problems.This seems like an incredible opportunity for me to partner with someone so experienced although I know his experience is not with large multifamily.

We are both hungry and motivated and hope to eventually do this long term and make it our primary source of income.We are looking for a motivated buyer's agent in our area who focuses on investment properties who is looking for a long term client.  

Love that motivation!!!

@Kevin Walker in your situation I'd suggest a cash flow market, 20-25% down or the ability to reach motivated sellers on your own and offer seller financing.  

Those owners may be motivated to sell.

That being said, if you buy a 2-4 family unit and plan to live in one unit, you can take advantage of the 203K.The 203K combines the purchase and repair funds, but you still need to have 3.5% down payment and money for the closing costs.Any time you purchase a property from a motivated seller, you can take advantage of that opportunity to purchase it for less than market value, which is why distressed properties are popular with investors.

I would highly recommend that you read both The little red book on selling and How to win friends and influence people. 

I'm hearing about a lot of success stories and they are very motivating.