My question is ..Should I start up the marketing engine to start finding deals and then if something comes across thats good, start to look for some private capital OR wait and save up the 20% (around 100k minimum in my area) before marketing looking for deals? 

Take as many real estate, legal, civil engineering, structural engineering, and finance classes as you can. 

Maybe it's because I am an engineer by trade and somewhat systematic by nature, but I think real systems start to matter after maybe 20 properties, maybe more.

Proposals from engineers on the remediation?

Modern building standards utilize engineering that achieves an expected life span of on average 25-45 years (yes, that's correct, homes sold on 30yr mortgages that were engineered to last 25yrs, I saw it and worked on them).

I was advised by an engineer inspecting things in the Fall that I may want to secure the box given children under 13 in the house.

But the best ways are direct-to-seller marketing and SEO (although that's a bit of a winner takes all game and takes time to get your site to the top of the search engines). 

If I own an LLC that sells engineering consulting services for, say, $20,000 in a year, can I use that $20,000 to make a downpayment on an investment property, and then tell the IRS the LLC had $0 profit?

I wanted to reverse engineer this a bit, granted I don’t have tax or insurance numbers.

So I can't seem to find a search engine that will allow me save my interested properties into categories either by location or amenities or by investment goals (LTR vs STR or duplex vs SF).