The best route is traditional financing.

I have done all kinds non-traditional financing to get deals done.

As for refinancing a tax deeded property, I had to first quiet the title on the properties I bought, and then I could use the properties as collateral for a construction loan (which rolled over to a traditional mortgage).Honestly, the best resource I have found for questions like this, is my local county treasurer.

However the majority of those who call themselves wholesalers don't seem to have that ability...because it is a rarity for a seller to be completely unaware or not willing to deal with a traditional sale process.

Just to clarify I am realtor, I got my license focused on the investment side although I have been doing a lot of traditional busy.

I asked a question and she was able to answer the question and went to someone to get answers she did not have.I think QuestIRA was offering no account fee set up but that may have been a promotion as they had fees when I looked them over.I have a traditional-Ira and a ROTH-Ira and the ROTH has the same guidelines as any other wherein you can contribute up to the IRS mandated amount per year.

I've been going through some land-for-sale in my town (Seattle) and consulting the traditional avenues (Zillow, Redfin, etc).  

The traditional syndication presumes that there is already a relationship between the investor and the sponsor, so that alone makes it a superior method.  

@Dave McEvoy I'm out of my depth here, but my impression is Brett would recommend she simply sales you the house as a traditional sale.  

I applied for a pre-approval but my dept to income ratio is too high for an traditional loan. is there anyway to use hard money to fund the deal and to make sure I'll be able to refi within a year?