However, I am very unsure as to what options are open to me for mortgage finance.  30 year rates look exceptional, but am not aware if I can avail of these facilities.  

I've found numerous exceptional empty lots on my county's tax website and by driving around.

Will I make that exception for every property?

We talk about FHA+MFR for countless hours each year, but I can count on one hand the number of these I actually do in that same given year in SoCal / Bay Area (eg, excluding rural California).And for that handful, it's typically a slightly different formula:[ FHA + Off Market + Discounted Price + 2-4 unit = win ]Ain't nothing I can do as a mortgage guy to make FHA not FHA except give you pragmatic advice.

A virtual wholesale deal is like any other deal, with the exception of directing people from a distance.  

If your rates are not at market you are devaluing your investment property, except in the case of SFHs which will resell at a higher rate if there is no tenant in place at time of sale. 

I would like to know from Massachusetts wholesalers, which list do you reach out to and how do you locate such list (except the specific websites)?

There is no set term in the mortgage except for a "reasonable length of time."

I would even go so far as to say that if you happen upon an absolutely smokin' deal that would be perfect in every way as a rental except for the fact that it has a pool, I would factor in the expense to fill in the pool and only then if the numbers still made sense would I proceed with it as a rental, either that or keep the pool and flip it.

Inventory here is still exceptionally low and there are many reasons for the population/economy to continue to grow.