While you do make some good points, there are multiple ways you can invest that don't involve just buying and holding and/or flipping.

Additionally, there are many ways you can invest in real estate with little to no money of your own, however if that is the case you must be prepared to bring extra time and effort commitments.

I noticed as well that this was written in May 2020, which was a fantastic time to buy "overrated" real estate :)