As I prepare to invest, I have the Pro membership, I watch endless videos and listen to every BP podcast, I've bought the books, etc, etc."

Phil Pustejovsky has a YouTube video on exactly where you are and how to get financing.  

I couldnt count "future income" so they think I was losing about $2000 monthly when in fact I would be making at least an extra $2500 with the new place.My buyers broker suggested a mortgagor that has many loan products including a 20% down nonconforming mortgage.

However there are FHA products that allow some limited rehabilitation funds.

While I've yet to invest in my first deal, I've been spending the last 2-3 years studying real estate by reading books, listening to podcasts, reading articles, watching videos, and even spending some time with experts in the business.

I am particularly interested in recommendations for books, videos, podcasts or any other educational materials on this type of project.

I've been reading blog posts and listening to podcasts and youtube videos about rehabbing. 

As you are vetting contractors, I'd recommending trying to understand what product they will be using. 

Well when that happens obviously there isn’t as much production and it goes down the line.

This video does a good job to explain: Basics to get from the seller are motivation to sell, condition of the property, timeline to sell, and their price.