I dont have any realtor that i am working with, i usually call the listing agent directly.

@Joshua Pagan I would encourage you to be direct with the owner about what you are planning to do i.e. you will likely be selling the property to another investor.

@Matthew Charron I do hope someone takes you up on your offer.In case no one does though, I'd recommend you attend a local real estate investor group like Black Diamond REI in southern Mass. or RI Real Estate Investors Group in RI.You'd want to engage several people in conversation, particularly during the times at the beginning and end of the meetings when folks typically network, and maybe ask a few folks out to coffee.Many people look for "mentors", and that might work for you, but another approach to consider would be just to try making friends with people who are one or two steps ahead.So maybe they're not successful full-time investors (the Holy Grail of Mentor-seeking), but instead own one or two rental properties, or have done one or two successful flips, or really anything in one of the directions you want to go.I find that can be easier to achieve, and you can get a lot out of it because such folks are very familiar with the challenges you face - after all, it wasn't long ago they were at that same point themselves.

I want to find my own deals and buy direct from the seller. 

Some of the benefits to getting your license would be getting commission as well as direct access to the MLS.

I will continue to do my own research about wholesaling , hopefully I'll find a mentor in the NJ/NY area whose able to lead me to the right direction.

The funds are directly deposited with the title company or attorney for the purchase, rehab and construction.

I'm just trying to get as many ideas from experienced guys on here about which direction to go with this before my lawyer charges me $250 an hour​

Direct mail and bandit signs? 

I would do the financing and my family member would self manage at the property and get a cut of the cash flow, this to me is a low money down option and also not very time consuming as I would not be the boots on the ground.