A 203k is a type of FHA loan with purchase and repair funds, but for owner occupants.If you don’t own a home, I think your best option is to buy an REO where your owner occupant status gives you a buying advantage.  

I recently funded my SDIRA and I plan to make my first rental investment ever inside of it. 

It will be tough to find a HML who can fund the deal fast enough for an auction property.Auctions typically require full payment, in cash, within 24 hours of the end of the auction.You would need to get pre-approved with a HML and have the funds already available.Otherwise you could find a private money lender or partner to take on the deal as well.

Partner 1-4 contribute funds to a Maryland LLC to title the property.Has anyone done deals like this before?

House is in need of the following capex items soon....Roof/Gutters/Insulation and Third Electrical curcuit box (Common area).If I used a Heloc to fund the capex items it would take 4 yrs of investing all cash flow into paying of the Heloc.

Invest in REIT's and crowdsharing funds?

Dont wait till after the auction to figure out how to pay, you have a very short time to prove proof of funds.

I currently have my funds ready (hardmoney).My goal for the first flip is to simply find a property that only needs upgrades in the kitchen, bathroom, paint job, flooring and any other" small" items that will add value.

I am fortunate in life, inherited some funds, an watching them barely outpace inflation, all tied up in securities. 

Unfortunately, I am not in the position to offer cash, but I do have the funds for 20% down.What would be my options for this scenario?