I’ve been in similar shoes before, and let me tell you, it’s no picnic.

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?

With out that, there is no proof that it will perform.Do you have a full estimate and plan for 3 years on the property?

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

There are lots of hard money options (or maybe not "lots" but not too uncommon) with no appraisal required - that makes the offer equivalent to cash (closing within a couple days and no appraisal contingency - its out there)The lender still has to ok the deal, appraisal or not.

Im reading a lot right now and this helps me a lot. 2 things I can't understand from properties I've looked until now ( which all requires a lot of work), 1- owners who wants to sell their property and tells me also the rehab price, which makes no sense for me,( even the rehab price for me, with a quick estimation is 30-40% less expensive then told to me. ), 2-  Realtors that don't knows the ARV or rent price after rehab.Thank you again best, Ilir

@Ilia Zakharav, There's no problem in selling individual units and 1031 exchanging them as individuals. 

I know it’s no longer legal to do wholesaling in SC but let’s say you have the money to buy the property and you can turn it around.

No other forms of payment will be accepted by Landlord.   

Variable income is SUPER hard since covid and no real way around that beyond showing an offer letter that states you get a minimum guaranteed hours, and you may need a payroll log to prove you never went below that number.