Commercial lenders will probably want more down (typically 25-30% for commercial) and also would want to also see reserves for about 6 months payments.Hopefully you have a rich relative that can pony up the funds. 

Specifically MONEY, Master the Game by Tony Robins & Rich Dad Poor Dad.  

When you use your own hard-earned capital to "learn", there is a great chance [unless you are RICH] that by the time you learn, you'll be broke.Stick to what works for you and if you want more money from doing the same thing inbox me and we'll brainstorm it....

Rich Dad Poor Dad, chapter six.

@Rich Weese  yup I have insurance but I have 200 plus properties on my account .. so I have 5k deductible... so as it relates to the one home its 5k to put a new roof on.. and in cash flow markets were I see these investors shooting for 200 a month positive.. there goes 2 years of cash flow poof.but you do have a new roof..

It seems like this list has gotten more and more BP published books over the years but still worth checking out https://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/Personally Rich Dad and Richest Man In Babylon are good for mindset but not great for actionable steps.

I mean, rich people want to buy investment real estate too ;)

Worst part, they won't communicate with anyone but the buyer so as a seller that is well informed, they won't likely deal with you unless they are a very motivated seller. 

It's almost up there with, "How do you get rich?"

The book was Rich Dad Poor Dad.