Off market FB leads, MLS, wholesaler doesn't matter. 

The guru your son is learning this technique from is likely not telling your son that the deal will almost certainly encourage your son to get an "off-market" deal from a "wholesaler" who is unlikely to properly disclose the details of the property or encourage an inspection. 

There are 2 main lenders that will do 80% cash out and they don't charge brokers origination fees because they're wholesale lenders.

Secondarily, if I had a buyer for the land before I close, could I structure the purchase to include them without doing a wholesale deal?

It’s a little more work to set up, but if you get a solid property manager, it’s not as scary as it sounds.If I were you, I’d keep digging into the Capitol region, NJ, and CT—compare the numbers, and maybe even start building connections with agents or wholesalers in those areas.

In fact, it applies not only to contractors but to everyone who did some kind of work for you last year: property managers, wholesalers, mentors, attorneys, and even – yes!

Here is the wholesale rate range at 85% loan to value.  300K purchase price using Jacksonville as the property's city. 

Your deal finder (agent/wholesaler)- 3.

That to me is true wholesale.. buy it and actually own it and then resell.

Back in 2018, we encountered one of the most unusual title challenges we’ve ever faced while working on a multifamily wholesale deal.