There are a few possible programs out there for first time home-buyers that will assist with your down payment as well.

and how are you finding buyers?

Today, the property is worth $95k and I find it very difficult to do a cash refi or HELOC to purchase other properties because it’s in an LLC.  

I find this is more likely to occur when they are paying the utilities.  

As a new wholesaler, I don’t have buyers set in place... and once under contract, there is a chance I can’t find one...

So while the inventory is much lower (less properties to choose from for picky retail buyers), it's usually the best time for investors to negotiate a deal. 

I am trying to get an idea of how to get a license from the state, but it is hard to find good information.

You may find it useful to seek an unofficial preliminary meeting with the local powers-that-be to get a read on how much resistance there's likely to be with your development, as well as getting an early read on things they'll "suggest" to make necessary approvals more likely.

What are some of the best practices for finding and approaching private money lenders?

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.The City of Detroit has 183 Neighborhoods we’ve analyzed.PM us if you’d like to discuss this logical approach in greater detail!