With your good credit you can get in to a home for just a few % down.

@Timothy Hero community banks and credit unions are the OG DSCR lenders.  

The homeowner collects a NET/NET 5% yield with 1% increases each year in long-term lease by a BBB+ credit rated tenant (similar to Morgan Stanley credit).

That being said if you are willing to start with a smaller property or have more cash reserves than we did as we were preparing for our wedding you can make the deals happen you just have to be creative with it. 

My W2 income is very high (+$500k), excellent credit, but I hate my job and I want to leave within a year or two. 

Other than paying for an appraisal or BPO (and maybe a credit report), you should not pay a lender anything until your loan funds.

For me as well as the seller.First, you have to define Sub to financing.Do you mean the reckless kind where you overpay for a property, take over the financing and borrow from others to cover closing costs and holding costs when you have no money, no credit, no income, no reserves and can't tell a warranty deed from a deed of trust and you close on the kitchen counteror do you meanbuying below market value, already having a nice income, having reserves, using escrow and title, already understanding the due on sale clause, have done a lot of creative purchases and know when to use and when not to use creative finance and how to recover if something goes amiss?

You have to plow and salt each storm to prepare  for the next storm .

These programs offer options for less money down and in some cases DPA - Down payment assistance.As a banker for over 18+ years I am very skeptical when I hear a new name in the business only because its become tougher to lend with all of the new laws and credit/insurance requirements and regulations.  

Am I prepared to hold properties longer if market conditions change or if a flip doesn’t sell as quickly as anticipated?