The kicker is, I really don't have the ability to put skin in the game.

I'd suggest using a Title company and Escrow company with an attorney drawing up the paperwork.

Then a day or two later, another annoying message, titled, "the break up." 

As a buyer, I may want to take title, if I do that I can pull equity in a refi. 

Timing the market is a fools game. 

good for you for being proactive and getting into real estate at this stage of the game.

I'm interested in this land but there's a mobile home on it and the sellers only own the land so have no title for it, it does have two liens on it one from a bank and one from the County, I want to know if my purchase will be a good idea and if the process of putting trailer in my name is straight forward.

Is wholesaling still a viable way to make an income in real estate of has the boat sailed and if you’re not already in the game it is too hard to get into and to make deals

When investing in real estate for the long run, how you take title is very important!

If there is a rehabber, title company, wholesaler, investor friendly attorney in the Toms River, NJ area PLEASE reach out to me as I’d love the opportunity to treat you to some lunch or dinner and discuss how I can be of assistance.