Idle money is the quickest path to low returns and does no good for anyone.

Low vacancy rates, rising rents, and high tenant demand for more space/good school districts. 

Those are spray and pray techniques that don't fit with sellers right now because sellers/owners are sitting on a very low rate and don't want to move to go up 4-5 points on their rate.Listings aren't a start now thing as well.

I'm running your numbers and getting in the low 20% range.

I've been reading more about subject to and here's what I've learned:-Good for sellers who are off market-Have low to no equity-Have a mortgage with a low interest rate (less than 5%)-Be absentee or out of state (vacant property, or have a tenant)The buyer would then take over the mortgage payments, and have the seller sign the deed over to the buyer.

Weigh the long-term benefits of the low mortgage rate you have versus selling and getting $500k from a sale exempt from capital gains tax.

I was initially drawn in by the low fee, which has since fluctuated, but may still be the lowest out there.

Mortgage rates and PMLs are 8-12% plus points right now so the deal has to be a low enough entry. 

That strength i carry that lets me stand alone is beneficial but also as I left that crowd i was never able for unknown reasons to reconnect to a better class of people or even network.

Meaning the low hanging fruit for a new investor might be a little higher up on the tree and fewer and farther between.