There’s usually not more than one investor with interest in any parcel so there’s is absolutely no incentive for the investor to pay a “wholesaler’s fee” in this scenario.In the scenario where the land is ready for development, and the economic conditions make development a profitable activity, the land owner has already been approached by the developer or multiple parties with offers to purchase.  

As for offering subject-to financing, this is something that can be advertised under 'seller financing' in our local MLS, and there's investors that search specifically for listings with that marked, so that should introduce your property to a new set of buyers that may not have considered it before.

We put it on the market at $3M but never got the offers we wanted, it was during the holidays and when rates were skyrocketing.

Off market and the new the owner used an agent so I reached out to the agent and made an offer How did you finance this deal?

Make the offer appealing by highlighting the short-term ROI from his renovation expertise and potential profit-sharing during the partnership.

.- The new PMC you want to hire will have to increase your Placement Fee, so they can offer a commission to an agent that brings then a tenant.

By focusing on cost-effective improvements, investors can significantly enhance property value.By first Identifying which renovations offer the highest ROI—typically kitchens, bathrooms, and curb appeal. 

Of course it is very important to do proper due diligence on the investment and the operator.As far as self-directed IRA there are number of companies offering such service, this topic has been discussed here on the forum many times so you should search using this keyword and learn from those discussions.

Forming an LLC for your rental property can offer liability protection, but no real tax benefit.

We now include insurance contingencies in offers for more areas, certainly around Tahoe, but also in other urban interface areas.