But with CA laws and 10 investors they can get into the deals with 100k and share it..

Especially when they underwrite deals. 

I have came across the 203k loan where the numbers might work better if I find a good deal but there is alot that comes with the 203k loan and I want to make sure I am heading in the right direction.

To me at my current knowledge level, this deal only works if taking over the loan - to limit the out of pocket money to acquire the property since the outside reno and new septic would take up the bulk of rehab costs. 

Should I continue to pursue the original house deal by deducting their estimated repairs?

HOWEVER, I'm not to big on taking a % of each deal after the fact like certain franchise opportunities.   

I have been working with investors in my area and partnering on deals for the last 4ish years.

You will likely miss some deductions using the commercial tax software but it’s the cheaper option and starting out a couple hundred dollars in deductions missed likely isn’t that big of a deal.

Now, you need to figure out how to find deals and pay for them.

Instead of shelling out $60K for a $250K deal, maybe some of you can help me figure out (or give referrals) to title companies, etc, or give overall advice how to save me money from this enormous financial endeavor (closing the deal).Thanks!