Find a mentor and educate yourself as much as possible (books, webinars, seminars, books and more books) and to be honest start saving even if that means working at McDonald's

Best/first thing to do is get educated.

Getting educated would be the best way to start.

wanted to see if any one had a recommendation for where I might find some educational material I can use that breaks down the terms involved with a commercial 'flip' loan (not hard money), both whats involved (i.e., what the commercial lender will look for v. residential lender), the terms that are often involved and what they mean in laymen's words, the various ways they are often structured (i.e., 75% purchase price w/ 100% construction +contingency, etc. etc.) various fee's typically charged and which are negotiable, escrow carrying costs, on and onwas hoping to find some material all ready together on this...tried doing a basic search but didn't see a whole lot.thanks

Plus, it seems like BP is going to be a great source of education and networking.We do have one rental property as a result of buying another primary residence a couple years back.

Make sure to check out Education for all your REI learning.

Best/first thing to do is get educated.

You can find it in the Education tab above.

I will rethink my strategy and educate myself on applicable laws. 

Best/first thing to do is get educated.