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. 

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!! 

I think people are getting tired of the cookie cutter homes also and a little bit different architecture/style will go a long way.

You can caulk but that's a mickey mouse style repair, arv seems very low, I suggest you pass.