I haven't found a local bank willing to do less, but it's easy to find a mortgage broker with loan products to refi sooner than that.

Have you asked a Realtor, attorney, or title company in the area who deals with every day transactions?

I believe Erie distributes their products thru independent agents so go back to your current agent and ask them to review your policy and shop. 

Short Sale, or any real estate transaction, would require a HUD-1 and HUD, where all side deals would have to be disclosed.  

It seems like he wants conventional terms but a portfolio product.

In regards to wholesaling, I feel like the lack of understanding when it comes to the contract process as well as the way the payment transaction is handle is holding me back from initiating deals.

RE agent shows the transactional side, but to this date 1500 homes later, 15-20/mo...I've never once wanted or obtained my RE license. 

Then start researching construction loan products in your state incl. fixed rate one-step because interest rates are rising, and find one that let's you borrow WITHOUT the land. 

You are free to purchase the product they offer, or you can not purchase it and buy a product from another vendor.

But know that things will go wrong and don't let the fear of that stop you from getting started or pressing forward.Seek and nurture relationships not transactions