My questions are: what are the most effective ways to find: FHA 203K lenders and Brokers that work with investors.

With 5 units and some self management it sounds like this definitely isn't your first rodeo.

Even from the name that doesn't sound so good.. 

@Laura Renardo this sounds more complicated than it is I think, but yes you need a good tax professional.

Thanks,Daniel Hey Daniel,It sounds like a Refinance-Rehab.

We similarly started out with the plan to Flip a couple of houses then starting to Hold.It sounds like you're interested in utilizing methods to find off market deals which can be a great way to acquire properties at amazing prices!

@Nate McauleyIt's great that you intend to go into real estate investment, and your plan to begin with a rental, progress to house hacking, and then consider mending and flipping is a sound one.

Sounds like you're in a great financial position, especially if you're remote.

Consequently, I am exploring the option of bringing in a local investor as a partner who will have a vested interest in managing the property effectively (skin in the game). 

I was thinking maybe it's smarter to hold title in my parents revocable living trust, but then I thought Prop 19 came into effect and by the time I Inherited the property, it would get reassessed at 100% compared to 50% Reassessment if my father and I held title as joint tenants.