I will be moving home to my parents house for a few months to eliminate rent, and have begun to read about and study everything I can regarding real estate. 

I've been a "stalker" of the BP forums for quite some time now, reading and scouring posts without contributing much.

@Joshua Appel I started out by study and reading books and analyzing different properties.

I was also read something about it's easier to pass it on to the kids. 

I have read the zoning rules, but cannot find anything dealing with this.

I have been reading loads of books (my all time favorite is Crushing It in Apartments and Commercial Real Estate), listening to podcasts (favorite is obviously Bigger Pockets, also Jake & Gino’s Wheelbarrow Profits), and reading a lot on the forums.I currently run my own personal training/online training business.

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

I was also read something about it's easier to pass it on to the kids.

We are self employed and do not have enough history to get a mortgage.

I suggest reading BulletProof Title Due diligence as it goes through specific documents you may need and when you may need them.