Here is the exact scenario I'm facing right now on some vacant land I'm buying.Purchase price                                                                                                         $65,000Additional cost (closing fees, easement, county fees, pizza party, etc)

You also pay annual fees, attend continued education classes, etc.I would caution you however, that you should instead offer a different approach.

Originally I was going to get my medical insurance under my LLC, but had employees, and I found out if I got health insurance for myself, I have to make it available to all my employees.Each entity has fees to pay aside from taxes.

No matter what a lender tells you, there is no such thing as no closing costs.The question is, who pays the closing costs.Traditionally, on a par rate loan, you will pay lender fees and title fees for a refinance. 

You're out whatever money you've wired him and whatever fees your bank charges you.If you want to play along (google scam baiters or look at 419eaters.com), have him send the check.  

Given carrying costs and transaction fees, along with the amount of capital you would have to tie up, if you do not your anticipated ARV at sale you could be in trouble. 

I am interested in selling my house and purchasing an owner occupied multifamily but I am hesitant as I just paid $7k closing costs, will have somewhere around $7-10K closing costs on the multi and will pay a 4% agent fee for the sale of my residence.

I've noticed a steady increase in the frequency of unsolicited mailers I receive offering my buy my house ("why worry about repairs, we'll buy you house as is, all cash, quick close" etc., etc.).

As far as license for wholesaling like @Chris Heeren said, its gray, the terminology that dictates what activities  require a license are (for a fee and for another) and a fee is described as compensation or a thing of value, so it doesnt have to be money.

I can tell you this, it won't take long to eat up $44k in attorney fees.