And when their methods don’t work and you turn to your favorite guru for advice, what do they tell you?"

On the contrary, uncertainty is the breeding ground for creating wealth.The core of the issue is whether you are willing to step out of the traditional investment framework and explore new business models and market opportunities.

I jumped into real estate doing the BRRRR method, understanding that holding property will allow me to build generational wealth, but then learning that landlord income is not the best way to feed your family.

I picked up the BRRRR method book and feeling confident in setting it all up (we did a similar process for our Airbnbs).  

My thought is that the people that ARE using it for lead gen/outreach, automation etc. will keep the methods to themselves until the advantage of early adoption is done and that business segment is saturated, then they will sell courses to everybody else..

Why are you looking at PML vs traditional financing for this type of deal? 

This is not a great return, but not terrible.As others noted, there are other risks, like having the property insured at full replacement or purchase price, or if the option is 100% seller financing with no money down or very little, versus 20% traditional down payment, this can start to move it into a better investment.

If you are self employed with no full time employees then you should consider a Solo 401k for your traditional funds and no UBIT on leveraged real estate. 

Focus on Investor RelationshipsMany wholesalers work exclusively with investors, bypassing the need to act as traditional agents.

And then you can use that information to start to develop your own personal due diligence method: Crowdstreet.com, 1031 Crowdfunding, Akr7, Finresi etc.