You will not have the rate long enough for it to interfere with your current and proposed profits.This is where having a good team comes into play for example having a seasoned realtor who knows the market on the purchase/ARV side.

Then, once you incorporate an entity structure, that will play a part as well.Hope that helps!

Long term play would be to either use it as a short term rental or 1031 exchange it after 2+ years.

I do think house hacking and small multifamily are the best plays at the moment. 

You don't want to start playing sides here and getting involved in these kinds of debates.

Sounds more like trying to win a popularity contest, aiming to gain votes and likes from people here that also have something against wholesaling.But OK let me play along.Let's fact-check this:OP: "It’ll truly be strange to even hear people and gurus trying to make big money off it."

In playing with the numbers a bit, I'm seeing a trend of atleast 2% rent to price and (ideally) < 7% mortgage rate needed to achieve a decent cash on cash rate.

I don't know what the issue is/was, but I think a lot of customers want to play games and he probably did his best to keep them on the straight and narrow. 

This will be a 10 year play.  

For example I know many who are now just lending because they are getting 10-12% short term which is far better than any cap rate on real estate. you do not have the equity upside as you do real estate but its a way to play the short game to see what happens over the next 12-24 months and decide when you want to buy.