Proportions and style doesn't tie in to what's existing or enhance it.

Newspaper ads have gone out of style for the most part.

Just my style, good luck

Other than the pitch, I have no idea where to even begin in terms of styles and types of agreements. 

I'd prefer NOT a 203K - maybe a Fannie Mae Home Style Renovation loan.

Also if possiable I was wondering what's some good way to find properties for the wholesale style flip to sell to a rehabbed or anything like that ?

I was pre approve with an FHA loan but seems to me that I can get a better deal on a home and rehab it my style, for, FHA alone does not approve homes in need of repair.

I also like @Adam Schneider's suggestion to go to events so you can meet folks and find someone whose style and strategy matches what you are looking for. 

So my current plan I am working with the builder on is a 1092sqft split foyer (this style b/c water table can get a little high on lot and I don't want to chance water issues in basement - plus there cheaper to build) with a 24x24 attached apartment that will almost make it look like a SFH with attached garage. 

HOA's are high ($900/mo) because it's a "resort style" living - lots of luxury amenities that drew me to the property.