From what I can see, many title companies object to: (1) the wholesaler not paying the second set of realty transfer tax; or (2) the wholesaler not bringing any money to the table.

Unfortunately I had to turn them down due to a short time-table of army training.

I am just spending the remaining months in NJ stacking the cash and my plan would be to wait tables nights and weekends and do commercial real estate during the day.

better.An earthy green (with perhaps a beige base) could also work ... as could a red{rest}-brown.A "pure" white would be too much of a contrast and a "French Vanilla" not enough. 

I bring capital, a real estate sales license, and lead gen/marketing to the table.

Its very easy to rationalize our services when the initial purchase of the property allows for our packaged services bring equity to the table. 

If you want to do a cash out refi without leaving money on the table, you should able for that amount. 240,000(what it will be worth)*.8 equals 192k. of course, you still need to take into account any potential repairs

I bring something to the table, you bring something to the table, and any other partners would need to bring something to the table.

Below is a table of the metrics that I look at for several markets(click on it to enlarge it).

Depending on how much capital you are willing to bring to the table, but if you're willing to bring a large chunk of the required equity, some Sponsors would be willing to negotiate terms for a GP spot and a bigger opportunity to learn from and lean on their expertise.