I just reveled at a companys lead strategy that lead from the website directly to whatsapp.

It would definitely be fraud if this was the case, a recent post from an auctioneer talked about this exact situation, where they said the auctioneer was liable (different bedrooms/type of home example you don't have to read it) States would differ though and it doesn't seem black and white. https://mikebrandlyauctioneer.wordpress.com/2022/07/12/no-li...I do agree with you that it could very well lead to being burnt, however.

We wouldn't be looking to start this project until the spring so I'm giving myself a lot of lead since I am a newbie. 

You can learn to do this independently or get a rockstar REALTOR to lead the way.

I must be doing something right because I never attempt to generate leads, and I've been 100% successful so far! 

If there's a family member or friend in a similar situation, and you can both align on the initial plan (location, home type, price, usage/occupancy, etc) you can pretty easily get a co-ownership agreement in place and even a joint mortgage.The benefit here is it might open up your ability to buy a larger place in a nicer area which could lead to a faster rate of appreciation and overall better living environment. 

Good luck finding someone who wants to take on that role.

Brokers either get leads through a network of brokers in other disciplines or organic contacts.

Sub-to is an army of poor ignorant being lead by a handful of savvy opportunists.

However, if you're a W2 high income earner or business owner, I can't imagine it makes any sense to flip houses, mail mass post cards, wholesale, or build lead gen websites with the value of your time being better spent other places (such as learning about real estate and increasing your income through proven means), such as at your 9-5pm or growing your business, and your real estate is a long term process and you don't need "home run" deals to qualify or make it work.