There are a number of possibilities here, as @JD Martin has mentioned.

I was looking to invest OOS in Ohio, some people here have mentioned other markets which I wouldn't be opposed to if it makes sense. 

Rinse, and repeat....or, you can wait around until you can accumulate enough cash for the next down payment. 

Where do you go to join the group you mentioned?

or should I wait let things settle until next year? 

(In fact, once you figure this out, you could market to owners of 5-20 units and find some deals in this space, simply due to the fact that finding sellers+lenders make this space “difficult”).You mentioned the seller’s age.  

And the rates are coming down, wait for a better sale price when is completed.

It's worth mentioning that these deals are not consistently listed online or in real-time.To succeed in this field, it's crucial to build strong relationships with brokers and ensure that you are always on their radar.

If you're effectively filling orders for a legit buyer then wholesaling to them becomes a straightforward matter.As was already mentioned, however, you may be best served not focusing on trying to wholesale and instead buying the land at a steep discount and going straight to the retail market.

Hey Trey - Seems fairly competitive especially with the pre pay as others have mentioned.