Know your strategy & buying criteria, build your team, consistently analyze deals, and be patient.

I'm buying all cash, no loan.

In fact, its so competitive in trying to buy a SFR owner financed note, that most note investors have gravitated to buying non performing, under performing or re performing notes from banking institutions, or the asset disposition firms that represent them.  

also no.I'm going to go buy some VTI

I'm looking into starting off into real estate investing with my partner and have been looking into the Milwaukee area with a buy and hold strategy in mind. 

Actually I just asked the bank what would be the rate to buy another property, they told me the rate is now 9 to 9.25% which seems outrageous.

Im located in Phx,Az and its common here to still see empty dirt land in prime areas of city, as an example, my father who knows next to nothing about real estate purchased a 7k sqft gated dirt land  in the city 3yrs ...

This is the most important thing you have control over.2) Use more leverage/debt to buy real estate.

I understand that reading is valuable, which is why I'm curious to know which book you would recommend for a beginner like me to start with.I have yet to buy my first property but my goal is to house hack every year,  while buying and renting properties to hold long-term until my portfolio brings more cashflow than my W-2 job.

They plan on buying this spring or summer.