Unless you can find a true deal, I recommend broadening your scope from just SLC.

Deal flow? 

I'm getting a lay of the land and found a potential deal in Palmetto Beach.

Start cold calling and find an amazing deal.

Each deal and your particular situation at the time will determine what is the best financing route.

Something like an electrical panel replacement is a problem, if you swapped out some outlets, that isn't as big a deal (at least in my area).If we are talking about major construction, like an addition, they could make you tear it down.

For you as a seller, what are you getting from this deal that you couldn't get from a deal with a newly financed mortgage?

this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

Anyone have an attorney that they could refer me to who’s investor friendly & that understands as well as structure wholesale/assignment of contract deals in Orange County NY area?

To get started, educate yourself on real estate investing, join local investment groups, analyze the market, prepare financially, find suitable properties, and analyze the deal.