You see, I currently wash dishes for a local restaurant chain during the day, bring in barely 1k per month in income (after taxes), a little over half of which goes toward living expenses, and use a bicycle and the local transit system to commute around town since I don't own a car.

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. 

I am a newbie trying to structure a deal and have the cash for a 20% DP and 10% rehab but don't necessarily want to dish out the cash on one deal.

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.

@Raven Walker  I followed you because i like your creative style...I want to watch what else you come up with to do!!