We've always invested out of state and that is not a real hurdle for us. 

As I see it, the only ways that real estate pays you well in the first 3-5 years is low to no leverage or a strategy that requires more work (short term rental, mid term rental, rent by the room, etc.).  

Once you go under contract, (here in Texas) fine a title company that works fast that you can trust, even before the contract is assigned know if they work with wholesalers and how they can help you.

We could not do this without the trust of our clients and referral partners.

I would love to hear from those who have actually invested in these areas vs. realtors/real estate agents.  

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?

I started as a real estate investor in Philly, but was disappointed with the GC's a subs I was finding. 

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.Here's a guide that teaches you how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...Finding deal that cash flow is the easy part.

You should be going to real estate investor meetups to meet other, more experienced investors, instead of looking at markets farther away before you really know what you are doing.

DFW Real Estate Investor Club.I think both are about $20 per event to attend the basic meetings.