(This actually happened to me in VEGAS.

By far your best bet are cheaper markets.

I never was able to find a pad split rep that actually seemed to cared that much to discuss my property.

It's what is actually delivered and the quality of it, plus intangibles such as the personality of the professional working with you, responsiveness, attitude, you name it.The price is low.

However, many states now require some version of a license to wholesale, so I'd identify a market first and then dig into their specific wholesaler requirements. 

Which would be to borrow the money to fund 1-3 residential flips, in order to pay back the loan and then have more capital to then actually build on the land starting early spring of next year. 

There is a high concentration of those in Texas (about 2/3) but it is relatively similar in most of the markets we lend.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

Palm Desert Real Estate Market Update for Investors 🏡💰
For real estate investors—whether you’re just getting started or already scaling your portfolio—understanding local market trends is crucial for making smart buy...

The only actual life experience I've heard of is Del Walmsey out of Houston and he charges something like $20,000 to join.