Then find a brokerage that will provide a solid training program to get you started.

That's all wholesaling is as it's taught in these programs, it's brokering real estate except instead of being up front & telling the distressed seller that you'll sell their property for X amount & take X amount as your commission / fee you are taught to lie to the seller & pretend you are going to buy the property while you secretly attempt to "assign" your contract.It doesn't work.

@James Park I would reach out to https://www.21stcommunitylending.com/ and inquire about their CASH program. 

@Brian Halstead Downpayment Assistance Programs are usually for primary home buyers.  

You can offer your property through the Section 8 program, but that doesn't make it "a Section 8" house as that doesn't mean anything. 

i know i need a certificate of occupancy but do i need a housing business license?

If they charge obscene amounts of money for their "program" then you should be quite hesitant of their take because they have something to gain by convincing you to agree with them.

It's likely that the agent who owns this property can prove with a zoning certificate that it has 3 legal dwelling units, though it would ultimately be up to the buyer's due diligence to prove such. 

I didn't find out about the QOZ/QOF until after the fact, which is why this is permitted...being a new program and all.

As the owner in NY of a rental property do I need to obtain a certificate of occupancy and a housing certificate if I’m hiring property management?