as @Natalie Kolodij mentioned you have REAPS and the SNO-CO meetup.  

I was reading about a co-borrower.It is specifically for helping family family's get a loan FHA insured loan

Once I did something like this and had the seller give the title co a letter of how to distribute their proceeds from the sale.  

They have a great set up and they also have an easy web site creator where you can upload pics and create easy pages. 

i signed the contract to buy this property 4-5 months ago and seller has not gotten the CO's from town yet and still waiting.  

I don’t co—mingle funds.

Perhaps your parents could co-sign? 

@Julian Buick  FCI is just posting individuals notes they don't own them. they will service them.. you can make bids on them ( IE low ball them )its extremely simple on the west coast to find notes... remember our title plants are state of the art ,,, not like a lot of states in the mid west and east coast.. another words you can search the data bases that are duplicates of the court house with key strokes.. ( ie west coast title plants)  all I would have to do is call my title co customer service agent here in Oregon and tell them I want a copy of all recorded DT's that are not institutional..

I currently have been investing in foreclosures for creating rental income. We currently have 12 houses in a lower income area, but I am now getting motivated to invest in potential foreclosures for flipping. Does any...

I suggest you invest in an attorney reviewed and edited contract, draft the contract first if you want to tailor everything to your side, saves you money also, imagine all the worst case scenarios, over budget, over schedule, change orders, etc. you need to get the CO clause at a minimum pay, say actual hours x fixed rate and major material receipt only plus 15%.