You spend a lot of time and money having people do this work, and at the end of the day you don't net any more income compared to a long term rental.

In certain situations—especially with motivated sellers—this can be a way to structure a deal with little money down and flexible terms.

You say "no money down" for SubTo.

So that the wholesaler can make some money.

If you have a self directed account and invest pre-tax money into illiquid assets like syndication or mortgage notes they will come in at a value of less than the principal.

My realtor seems confident that I can get in with zero money down.

It is a complimentary strategy to pull some of your money back and hedge your bet. 

If you have a residential earnest money dispute its very different than negotiating a national retail NNN lease.Transactional vs litigationResidential vs commercialThose would go a long way to finding the best referral for your needs 

I'm not familiar with Canadian regulations but you should look into how you can get access to money if you don't have any.

So many "investors" bury themselves in complex, expensive situations to protect themselves from some unknown threat to their non-existent business.Figure out if you have any shooting skills (or even enjoy the game) before spending money on $600 Nikes or an indoor basketball court.