This is going to be state and/or city specific.

Go to your county and ask for instructions on filing a quitclaim deed or warranty deed.

The reason I say this is that if you go to fix up the place and make improvements without getting the right contract into place, the seller could change their mind and keep the property. 

One piece of advice I would recommend if you want to go FHA is getting to understand the self sufficiency test for 3 and 4 unit buildings. https://www.newcastle.loans/mortgage-guide/fha-self-sufficie... 

What is everyone's protocol if I get a lot under contract for say $20,000 and then go list it on the MLS as assignment for $28,000.... then the owner sees it listed (through Zillow or another avenue)?

Yes I plan to go to some local meet ups. 

After the training will you be ready to go or do they want you to work for them?

Flipping is high risk and can go wrong if you don't know what you're doing (or overdo the renos).For your house, run the numbers to see what it would look like as a rent as well as your own home. 

If you want to go the "cash for keys" route, there is no specific formula or legal limit, it's just something you negotiate directly with them. 

Just go to the local forums there are deals everywhere IF you are cash.