I won't make as much per transaction as a licensed agent that I may as a wholesaler, but I can use many of the same thought processes to find and list distressed houses etc. and to help investor clients find those diamonds in the rough before I have the capital to buy myself.

@Thomas Force, Any property held with the intent of productive use in business trade or for investment can be exchanged.  

It's just a by product of having teams set up already and being so active in studying the neighborhoods and seeking deals. 

Unfortunately all the loan products available are mostly for single family residence that have a high LTV for example 5% conventional and 3.5% FHA.

HELOCs do have lower closing costs but the rate is adjustable and it changes to a different product after 10 years.  

Given carrying costs and transaction fees, along with the amount of capital you would have to tie up, if you do not your anticipated ARV at sale you could be in trouble. 

Maybe you find a Hard Money lender to do short term financing (transactional funding) for a double close and they want money for an appraisal up front.

Could I have done this while having a site up...Yeah...but I would rather have a finished product (website) that I can tweak later than a piece a crap landing page.

Any recommendation for an investor friendly Real Estate attorney in Nassau county Long Island. knowledgeable with wholesale transaction.

@Rachael Britton You do not need a realtor to submit an offer for a property, but if you are dealing with the Seller's Agent directly, understand that unless/until their status changes to Transaction Broker, they will continue to be the Seller's Agent, meaning they are only working in the Seller's best interest and owe you basically nothing besides fair and honest treatment.