iBooks freezing

One of the many books I've purchased/downloaded off Apple Books keeps freezing my iTunes and also won't actually load the title.

It is only this one title, called 'Wolf Down' by Novalee Swan. Once I click to open this title, I get a 'loading' screen and if I come out of it and try to read something else, they also have the loading screen.

-I've tried removing it, then re downloading it, multiple times.

-I've tried logging out and back into my Apple ID multiple times.

All this does it reset my other books so I can read them but this one title is stuck on 'loading'.

-I've tried rebooting my iPad.

-I've tried resetting the settings on my iPad.

Nope it does not work.

I am lost on how to fix it.

Help??????????