So for example you engage someone with qualifying credit to purchase a property on your behalf, you immediately purchase the property from him using a contract for deed so the transfer of title is not recorded, you have equitable title to the property and legal title when the loan is paid off, and in some form the person providing the use of his credit is compensated by you.

I'm on the phones constantly with MF owners and developers and know all the players.

You can, but unless you’re very experienced in both investing in this particular type of property and real estate accounting, you should engage the services of a qualified accountant.

I think @Russell Brazil is correct in that the long term players need to accept that the deep discounts of 2014-15 are gone now and margins are going to be smaller.

This book dives a lot into the qualitative factors of the industry and the many players involved, thus giving one an understanding of the true interconnectedness of the industry and how important and valuable networking can be.Bottom Line: These 5 books cover financial analysis, purpose, mindset, technical jargon, and a high-level overview of the industry.

ABOUT ME: I am a 21 year old male, I am engaged with a 3 year old little girl and another on the way.

Until then we are grateful to the investor I met while eating nuggets at Chik-fil-A because he turned me on to BP, is willing to share his knowledge, and wants to train me to find deals so he can delegate that process to me while I also learn from experience.The short-term goal is to engage in our first flip together during 3rd quarter this year.

Like any other profession there are people with specialized knowledge and investing in real estate and being a good Realtor are not related. thank you for reading and engaging, again great question. 

But the kicker is, she's engaged to another woman.

Most of my clients have engaged a screening company to do local, state, and national background screenings.