If anyone has any reading material to point me to (in particular sections of the SEC rules) that would be great.Jean

I'm looking at some properties - one through my agent - offer was verbally presented and seller agent was instructed by their client to not come at them with any offers lower than what is listed (this one is marinating) - other properties have not put in an offer and likely something will come up when my agent is on vacation.Now the one that she and I looked at I know if something materializes while she is gone, it is her deal.How about others that I find myself with no help from an agent - and actually most all are found by me - and I go to an agent other  than my own, or my agent days "go to this person while I'm gone"? 

I forgot to mention the RS Means Estimator series available on Amazon for estimating material and labor unit coats. 

Good faith means dealing honestly, disclosing material facts so that a buyer and seller have somewhat of an even playing field, where one party does not have an unfair advantage over the other. 

What material is the top wood?

Contacts with engineers, Better trade contractors and perhaps the ability to offer you discounts on materials. .

Have you read any creditable books by real real estate educators, like agent's text books or college real estate course materials to know the industry?

I have the ability to be extremely cost effective, with our properties, we spend a lot of money on material every year, and have large buying power. 

Ya I was reading through the forum's and material and I think I will find a hard money lender and talk to the husband to get any advice I can.

Welcome, Jona.Tons of materials and experts on this forum to learn from.Start from the 'Learn' section; download J Scott's book on flipping houses and Brandon Turner's book on Invetsingin Real Estate with No(low) Money down...these are good starting points and then visit the forum regularly and read/learn from other members.Cheers!