You need to get in contact with a Luxury RE Agent and high quality PM.

Partnering with a wholesaler sounds fine, but check the real estate licensing laws in your state before bringing a buyer for a commission.You might consider getting your real estate agent's license and legitimately earn what your skills, drive, and experience truly command. exactly wholesaling or bird dogging is not a life time or long time occupation  RE sales can be lifetime and if your any good at it at about year 10 you should be getting all your sales from referrals and such.

Be sure to work with an agent or broker who understands your local market, and consult with a professional who understands all applicable tenants-rights laws related to your transaction.

Owner is acting as listing agent."

Use a promissory note drafted by an attorney to outline loan terms, including an interest rate that aligns with IRS Applicable Federal Rates to avoid gift tax issues.

I met with fellow investors & agents in these markets. 

I struggle with that myself.Insurance broker - I can introduce you to a couple of great agents, but they are not on Bigger Pockets, so I cannot tag them.

I can refer you to a real estate agent who works with investors - most who are newer investors.  

Bottom line these are NOT federally regulated or state regulated loans.. they who have the gold make the rules.

I would recommend finding an investor friendly agent in the area you are wanting to invest to be your boots on the ground.