My guess before I read it, is that it will say real estate cycles are about 20 years + or -. 

I found Reef Oil and Gas, and then read some negative news reports about them and crossed them off the list.

From reading Millionaire Next Door awhile back, the author recommended total mortgage debt to be no more than double your annual income (pre-tax).I was close to this when purchasing our first home a couple of years ago.

Hello, im looking for the best books to read that have helped you all through learning real estate.

I've googled and searched but can't find any of the posts - though I know I've read them.  

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 recently read "The Value of Debt" and loved that book.

Perhaps I'm reading it incorrectly, but the confusing part about what you're saying is that it's "more than cash buyers would pay" yet you say that it is a great deal. 

They informed me they could not give legal advice, that I would need to read the regulation and determine myself or find a real estate attorney. 

I had a landscaping business in college, have dabbled with multiple online business opportunities throughout my educational career, and have continued to read and read about real estate investing.