In theory, yes one could get $5k mnth on a $300k home, or more, I have.

With no disrespect, what you have is a good understanding of the theory behind "sub-to", not a good understanding of how to complete a sub-to.

Wholesaling: The Real Pros and ConsFix and Flip: ProsLarger profit per deal (in theory)Visual satisfaction (before & after transformations are fun)Easier to explain ("I flip houses" is a cool elevator pitch)Builds a public reputation (if you do it consistently and well)Fix and Flip: ConsCash-heavy and risky (need capital for down payments, rehab, permits)Slow cash cycle (90–180+ days to get paid)Unscalable without a large teamMarket fluctuations can crush your profits (remember 2022?)

My theory was always “more”.  

You could in theory 1031 exchange the property if it was a rental for a while before hand, but I don’t generally recommend those unless you plan to continue building a rental portfolio for years to come.all this should be taken with a grain of salt as I am not rendering tax advice, just thinking out loud here.

In theory, you shouldn't have to worry about if you're investment is profitable or not.In the end it's totally up to you weather you self-manage or hire it out.

While I can understand your theory, it just doesn't work long term without solid cash flow or exiting properties.

If they’re simply teaching theory without practice, that could be a red flag.Verify if they’ve been a guest speaker at industry events, published articles, or have any formal certifications related to real estate.

In theory this will help you save for the next one.

Secure hoses where the tenants can't bang into them under the sink.