I am a active agent and my fees are paid but how can I do my first deal to get my head above water faster?

It's probably  a good deal and I'm betting there's nothing but trouble brewing in this situation for down the road.2.

FHA would be your best bet though with as little as 3.75% down for up to a four-plex acqusition.

My understanding is that if the people investing (which doesn’t matter if it’s 3 people or 100 -I don’t think) don’t have an active role or responsibility outside of the money, then the deal should be structured as a security.  

It depends a lot on price point, location, and the “showable” condition other active/pending/sold listings within the neighborhood. 

Your best bet is to bring the bank into the conversation and make sure they're okay with what you're working on with the owner.

What is the bet way to hire public adjustor?

For subject-to transactions, the POA won't get around the "due on sale" clause, but it will help you do very important things like cash escrow refund checks and insurance claim checks, and other borrower-centric activities.

They have been life changing for us and I am sure for most of the active members on this site.

So as a 'safer' bet, we decided that using FHA loans with a 30 year-fixed would be our best option since we intend to buy and hold.