I have not found a niche or strategy yet, it seems to be quite hard to find the right of the two when working in the Boston real estate market.

I think it could be a great idea and a good wealth-building strategy to get an equity stake as opposed to a one-time fee when wholesaling, at least on deals where it makes sense to do so.

The key is make sure you buy the property right, use the BRRR strategy. 

My strategy is to exit in 3 years.Based on my calculations, it will generate 3.7% cash-on-cash return in the first year (with an aggressive expense estimates) - I am betting on the appreciation value than cash flow.

With so many strategies out there you can make any asset cashflow. 

No, that's not my business or strategy.  

Your questions should be addressed to a qualified CPA who has full knowledge of your proposed investment strategy.

I was hoping to hear feedback for whether this was a flawed strategy and maybe educate me on areas where I was ignorant.  

Assume a long term wealth creation strategy is my goal as the buyer. 

Yeah, sounds like you have a strategy for at least making contact with some folks about acquiring their property and making it a win win for everyone.