"The Book on Investing in Real Estate with No and Low Money Down" by Brandon Turner
This book is published by Bigger Pockets... so it should be easy to find.
Biggest Takeaway: Master Limited Options (MLO) are a great way to purchase real estate without a down payment. Secure the purchase price using a MLO (you pay all expenses from the property), improve the property, rent it, and exercise the option once significant equity has built up. Alternatively, sandwich the MLO with a lease option renter at a higher price.