diff --git a/.github/workflows/test-pr.yml b/.github/workflows/test-pr.yml
index 56f42eb..f6a5679 100644
--- a/.github/workflows/test-pr.yml
+++ b/.github/workflows/test-pr.yml
@@ -10,7 +10,7 @@ jobs:
     runs-on: ubuntu-latest
     strategy:
       matrix:
-        python-version: [3.5, 3.6, 3.7, 3.8, 3.9]
+        python-version: [3.7, 3.8, 3.9, '3.10']
     # Steps represent a sequence of tasks that will be executed as part of the job
     steps:
     # Checks-out your repository under $GITHUB_WORKSPACE, so your job can access it
@@ -23,24 +23,11 @@ jobs:
       run: |
         python -m pip install --upgrade pip setuptools wheel
         pip install -r requirements-dev.txt
-        pip install "sqlalchemy<1.4"
     - name: Run type checks
       run: mypy sqlalchemy_mixins
-    - name: Run tests < sqlalchemy1.4
+    - name: Run tests
       run: |
-        nosetests --with-coverage --cover-inclusive --cover-package=sqlalchemy_mixins
-        export PYTHONPATH=.:$PYTHONPATH
-        python examples/activerecord.py
-        python examples/all_features.py
-        python examples/eagerload.py
-        python examples/repr.py
-        python examples/smartquery.py
-        python examples/serialize.py
-        python examples/timestamp.py
-    - name: Run tests >= sqlalchemy1.4
-      run: |
-        pip install -U sqlalchemy
-        nosetests --with-coverage --cover-inclusive --cover-package=sqlalchemy_mixins
+        nose2  --coverage=sqlalchemy_mixins
         export PYTHONPATH=.:$PYTHONPATH
         python examples/activerecord.py
         python examples/all_features.py
diff --git a/README.md b/README.md
index 2566b33..5377742 100644
--- a/README.md
+++ b/README.md
@@ -79,9 +79,9 @@ post2 = Post.create(body='long-long-long-long-long body', rating=2,
 # will output this beauty: <Post #1 body:'Post1' user:'Bill'>
 print(Post.where(rating__in=[2, 3, 4], user___name__like='%Bi%').all())
 # joinedload post and user
-print(Comment.with_joined('user', 'post', 'post.comments').first())
-# subqueryload posts and their comments
-print(User.with_subquery('posts', 'posts.comments').first())
+print(Comment.with_joined(Comment.user, Comment.post).first())
+# subqueryload posts
+print(User.with_subquery(User.posts).first())
 # sort by rating DESC, user name ASC
 print(Post.sort('-rating', 'user___name').all())
 # created_at, updated_at timestamps added automatically
@@ -230,17 +230,6 @@ load user, all his posts and comments to every his post in the same query.
 
 Well, now you can easily set what ORM relations you want to eager load
 ```python
-User.with_({
-    'posts': {
-        'comments': {
-            'user': JOINED
-        }
-    }
-}).all()
-```
-
-or we can write class properties instead of strings:
-```python
 User.with_({
     User.posts: {
         Post.comments: {
@@ -259,9 +248,9 @@ To speed up query, we load comments in separate query, but, in this separate que
 ```python
 from sqlalchemy_mixins import JOINED, SUBQUERY
 Post.with_({
-    'user': JOINED, # joinedload user
-    'comments': (SUBQUERY, {  # load comments in separate query
-        'user': JOINED  # but, in this separate query, join user
+    Post.user: JOINED, # joinedload user
+    Post.comments: (SUBQUERY, {  # load comments in separate query
+        Comment.user: JOINED  # but, in this separate query, join user
     })
 }).all()
 ```
@@ -277,15 +266,10 @@ or [subqueryload](http://docs.sqlalchemy.org/en/latest/orm/loading_relationships
 a few relations, we have easier syntax for you:
 
 ```python
-Comment.with_joined('user', 'post', 'post.comments').first()
-User.with_subquery('posts', 'posts.comments').all()
+Comment.with_joined(Comment.user, Comment.post).first()
+User.with_subquery(User.posts).all()
 ```
 
-> Note that you can split relations with dot like `post.comments`
-> due to [this SQLAlchemy feature](http://docs.sqlalchemy.org/en/latest/orm/loading_relationships.html#sqlalchemy.orm.subqueryload_all)
-
-
-![icon](http://i.piccy.info/i9/c7168c8821f9e7023e32fd784d0e2f54/1489489664/1113/1127895/rsz_18_256.png)
 See [full example](examples/eagerload.py) and [tests](sqlalchemy_mixins/tests/test_eagerload.py)
 
 ## Filter and sort by relations
@@ -336,7 +320,6 @@ SQLAlchemy's [hybrid attributes](http://docs.sqlalchemy.org/en/latest/orm/extens
 and [hybrid_methods](http://docs.sqlalchemy.org/en/latest/orm/extensions/hybrid.html?highlight=hybrid_method#sqlalchemy.ext.hybrid.hybrid_method).
 Using them in our filtering/sorting is straightforward (see examples and tests).
 
-![icon](http://i.piccy.info/i9/c7168c8821f9e7023e32fd784d0e2f54/1489489664/1113/1127895/rsz_18_256.png)
 See [full example](examples/smartquery.py) and [tests](sqlalchemy_mixins/tests/test_smartquery.py)
 
 ### Automatic eager load relations
@@ -358,7 +341,6 @@ comments[0].post.user
 
 Cool, isn't it? =)
 
-![icon](http://i.piccy.info/i9/c7168c8821f9e7023e32fd784d0e2f54/1489489664/1113/1127895/rsz_18_256.png)
 See [full example](examples/smartquery.py) and [tests](sqlalchemy_mixins/tests/test_smartquery.py)
 
 ### All-in-one: smart_query
@@ -378,8 +360,8 @@ Comment.smart_query(
     },
     sort_attrs=['user___name', '-created_at'],
     schema={
-        'post': {
-            'user': JOINED
+        Comment.post: {
+            Post.user: JOINED
         }
     }).all()
 ```
@@ -410,7 +392,6 @@ Comment.smart_query(
 > See [this example](examples/smartquery.py#L409) for more details
 
 
-![icon](http://i.piccy.info/i9/c7168c8821f9e7023e32fd784d0e2f54/1489489664/1113/1127895/rsz_18_256.png)
 See [full example](examples/smartquery.py) and [tests](sqlalchemy_mixins/tests/test_smartquery.py)
 
 ## Beauty \_\_repr\_\_
@@ -473,7 +454,6 @@ class Post(BaseModel):
 <Post #2 body:'Post 2 long-long body' user:<User #1 'Bob'>>   
 ```
 
-![icon](http://i.piccy.info/i9/c7168c8821f9e7023e32fd784d0e2f54/1489489664/1113/1127895/rsz_18_256.png)
 See [full example](examples/repr.py) and [tests](sqlalchemy_mixins/tests/test_repr.py)
 
 ## Serialize to dict
@@ -495,7 +475,6 @@ print(user.to_dict())
 #           {'body': 'Post 2', 'id': 2, 'user_id': 1}]}
 print(user.to_dict(nested=True))
 ```
-![icon](http://i.piccy.info/i9/c7168c8821f9e7023e32fd784d0e2f54/1489489664/1113/1127895/rsz_18_256.png)
 See [full example](examples/serialize.py)
 
 ## Timestamps
@@ -522,7 +501,6 @@ session.commit()
 print("Updated Bob:    ", bob.updated_at)
 # Updated Bob:     2019-03-04 03:53:58.613044
 ```
-![icon](http://i.piccy.info/i9/c7168c8821f9e7023e32fd784d0e2f54/1489489664/1113/1127895/rsz_18_256.png)
 See [full example](examples/timestamp.py)
 
 # Internal architecture notes
@@ -530,9 +508,6 @@ Some mixins re-use the same functionality. It lives in [`SessionMixin`](sqlalche
 
 You can use these mixins standalone if you want.
 
-Here's a UML diagram of mixin hierarchy:
-![Mixin hierarchy](http://i.piccy.info/i9/4030c604ef387101a6ec30b7c357134c/1490694900/42743/1127895/diagram.png)
-
 # Comparison with existing solutions
 There're a lot of extensions for SQLAlchemy, but most of them are not so universal.
 
@@ -693,3 +668,18 @@ removed [TimestampsMixin](#timestamps) from [AllFeaturesMixin](sqlalchemy_mixins
 ### v1.3
 
 Add support for SQLAlchemy 1.4
+
+
+### v2.0.0
+
+> This version contains breaking changes in multiple methods i.e methods that simplify
+> eager loading. The use of strings while eager loading has been removed completely in SQLAlchemy 2.0.
+> To much this behaviour, we have also removed the use of strings when eager loading
+
+1. Migrate to SQLAlchemy 2.0
+2. All methods in the `EagerLoadMixin` no longer accept strings. **Note** This means that you can only pass direct relationships.
+3. The `schema` parameter of the `smart_query` method/function no longer accepts string keys.
+4. **Dropped Python 3.6**
+5. Add Python 3.10 compatibility
+
+
diff --git a/examples/activerecord.py b/examples/activerecord.py
index 0f1e6a7..e14620f 100644
--- a/examples/activerecord.py
+++ b/examples/activerecord.py
@@ -3,9 +3,8 @@
 
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
 from sqlalchemy.ext.hybrid import hybrid_property
-from sqlalchemy.orm import scoped_session, sessionmaker
+from sqlalchemy.orm import scoped_session, sessionmaker, DeclarativeBase
 
 from sqlalchemy_mixins import ActiveRecordMixin, ReprMixin, ModelNotFoundError
 
@@ -14,7 +13,8 @@ def log(msg):
     print('\n{}\n'.format(msg))
 
 #################### setup ######################
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 
 
 # we also use ReprMixin which is optional
@@ -54,7 +54,7 @@ def public(self, public):
 db_file = os.path.join(os.path.dirname(__file__), 'test.sqlite')
 engine = create_engine('sqlite:///{}'.format(db_file), echo=True)
 # autocommit=True - it's to make you see data in 3rd party DB view tool
-session = scoped_session(sessionmaker(bind=engine, autocommit=True))
+session = scoped_session(sessionmaker(bind=engine))
 
 Base.metadata.drop_all(engine)
 Base.metadata.create_all(engine)
diff --git a/examples/all_features.py b/examples/all_features.py
index 4a56053..19c7aa5 100644
--- a/examples/all_features.py
+++ b/examples/all_features.py
@@ -4,11 +4,11 @@
 """
 from __future__ import print_function
 import sqlalchemy as sa
-from sqlalchemy.orm import scoped_session, sessionmaker
-from sqlalchemy.ext.declarative import declarative_base
+from sqlalchemy.orm import scoped_session, sessionmaker, DeclarativeBase
 from sqlalchemy_mixins import AllFeaturesMixin, TimestampsMixin
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 
 
 class BaseModel(Base, AllFeaturesMixin, TimestampsMixin):
@@ -69,10 +69,10 @@ class Comment(BaseModel):
 print(Post.where(rating__in=[2, 3, 4], user___name__like='%Bi%').all())
 
 # joinedload post and user
-print(Comment.with_joined('user', 'post', 'post.comments').first())
+print(Comment.with_joined(Comment.user, Comment.post).first())
 
-# subqueryload posts and their comments
-print(User.with_subquery('posts', 'posts.comments').first())
+# subqueryload posts
+print(User.with_subquery(User.posts).first())
 
 # sort by rating DESC, user name ASC
 print(Post.sort('-rating', 'user___name').all())
diff --git a/examples/eagerload.py b/examples/eagerload.py
index d1c8b9d..04adc40 100644
--- a/examples/eagerload.py
+++ b/examples/eagerload.py
@@ -3,8 +3,7 @@
 
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
-from sqlalchemy.orm import Query, scoped_session, sessionmaker
+from sqlalchemy.orm import Query, scoped_session, sessionmaker, DeclarativeBase
 
 from sqlalchemy_mixins import EagerLoadMixin, ReprMixin
 from sqlalchemy_mixins.eagerload import JOINED, SUBQUERY, eager_expr
@@ -14,7 +13,8 @@ def log(msg):
     print('\n{}\n'.format(msg))
 
 #################### setup ######################
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 
 
 # we also use ReprMixin which is optional
@@ -130,9 +130,7 @@ def reset_session():
 
 #### 0.1 joinedload ####
 reset_session()
-comment = Comment.with_joined('user', 'post', 'post.comments').first()
-# same using class properties (except 'post.comments'):
-# comment = Comment.with_joined(Comment.user, Comment.post).first()
+comment = Comment.with_joined(Comment.user, Comment.post).first()
 
 # SQL will be like
 """
@@ -152,9 +150,7 @@ def reset_session():
 
 #### 0.2 subqueryload ####
 reset_session()
-users = User.with_subquery('posts', 'posts.comments').all()
-# same using class properties (except 'posts.comments'):
-# users = User.with_subquery(User.posts).all()
+users = User.with_subquery(User.posts).all()
 
 # there will be 3 queries:
 ## first. on users:
@@ -180,25 +176,14 @@ def reset_session():
 
 #### 1. nested joinedload ####
 # for nested eagerload, you should use dict instead of lists|
+# also make sure you use class properties
 schema = {
-    'posts': {  # joined-load posts
-                # here,
-                #  'posts': { ... }
-                # is equal to
-                #  'posts': (JOINED, { ... })
-        'comments': {  # to each post join its comments
-            'user': JOINED  # and join user to each comment
+    User.posts: {
+        Post.comments: {
+            Comment.user: JOINED
         }
     }
 }
-# same schema using class properties
-# schema = {
-#     User.posts: {
-#         Post.comments: {
-#             Comment.user: JOINED
-#         }
-#     }
-# }
 session = reset_session()
 ###### 1.1 query-level: more flexible
 user = session.query(User).options(*eager_expr(schema)).get(1)
@@ -231,12 +216,6 @@ def reset_session():
 # sometimes we want to load relations in separate query.
 #  i.g. when we load posts, to each post we want to have user and all comments.
 #  when we load many posts, join comments and comments to each user
-schema = {
-    'comments': (SUBQUERY, {  # load comments in separate query
-        'user': JOINED  # but, in this separate query, join user
-    })
-}
-# the same schema using class properties:
 schema = {
     Post.comments: (SUBQUERY, {  # load comments in separate query
         Comment.user: JOINED  # but, in this separate query, join comments
diff --git a/examples/repr.py b/examples/repr.py
index 15f0e3d..dea002a 100644
--- a/examples/repr.py
+++ b/examples/repr.py
@@ -1,12 +1,12 @@
 from __future__ import print_function
 
 import sqlalchemy as sa
-from sqlalchemy.ext.declarative import declarative_base
-from sqlalchemy.orm import scoped_session, sessionmaker
+from sqlalchemy.orm import scoped_session, sessionmaker, DeclarativeBase
 
 from sqlalchemy_mixins import ReprMixin
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 engine = sa.create_engine('sqlite:///:memory:')
 session = scoped_session(sessionmaker(bind=engine))
 
diff --git a/examples/serialize.py b/examples/serialize.py
index b2008cb..1ac939c 100644
--- a/examples/serialize.py
+++ b/examples/serialize.py
@@ -1,12 +1,12 @@
 from __future__ import print_function
 
 import sqlalchemy as sa
-from sqlalchemy.ext.declarative import declarative_base
-from sqlalchemy.orm import scoped_session, sessionmaker
+from sqlalchemy.orm import scoped_session, sessionmaker, DeclarativeBase
 
 from sqlalchemy_mixins import SerializeMixin
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 engine = sa.create_engine('sqlite:///:memory:')
 session = scoped_session(sessionmaker(bind=engine))
 
diff --git a/examples/smartquery.py b/examples/smartquery.py
index 550b430..9809bfd 100644
--- a/examples/smartquery.py
+++ b/examples/smartquery.py
@@ -4,10 +4,9 @@
 import datetime
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
 from sqlalchemy.ext.hybrid import hybrid_method
 from sqlalchemy.ext.hybrid import hybrid_property
-from sqlalchemy.orm import Query, scoped_session, sessionmaker
+from sqlalchemy.orm import Query, scoped_session, sessionmaker, DeclarativeBase
 
 from sqlalchemy_mixins import SmartQueryMixin, ReprMixin, JOINED, smart_query
 
@@ -17,7 +16,8 @@ def log(msg):
 
 
 #################### setup ######################
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 
 
 # we also use ReprMixin which is optional
@@ -351,16 +351,10 @@ class Comment(BaseModel):
 #### 3. smart_query() : combination of where(), sort() and eager load ####
 
 schema = {
-    'post': {
-        'user': JOINED
+    Comment.post: {
+        Post.user: JOINED
     }
 }
-# schema can use class properties too (see EagerLoadMixin):
-# schema = {
-#     Comment.post: {
-#         Post.user: JOINED
-#     }
-# }
 
 ##### 3.1 high-level smart_query() class method #####
 res = Comment.smart_query(
diff --git a/examples/timestamp.py b/examples/timestamp.py
index f1a559d..43d6850 100644
--- a/examples/timestamp.py
+++ b/examples/timestamp.py
@@ -4,12 +4,12 @@
 from datetime import datetime
 
 import sqlalchemy as sa
-from sqlalchemy.ext.declarative import declarative_base
-from sqlalchemy.orm import scoped_session, sessionmaker
+from sqlalchemy.orm import scoped_session, sessionmaker, DeclarativeBase
 
 from sqlalchemy_mixins import TimestampsMixin
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 engine = sa.create_engine("sqlite:///:memory:")
 session = scoped_session(sessionmaker(bind=engine))
 
diff --git a/mypy.ini b/mypy.ini
index d6f8df5..d485f5e 100644
--- a/mypy.ini
+++ b/mypy.ini
@@ -1,5 +1,5 @@
 [mypy]
-plugins = sqlmypy
+plugins = sqlalchemy.ext.mypy.plugin
 ignore_missing_imports = True
 disallow_untyped_defs = True
 [mypy-sqlalchemy_mixins.tests.*,]
diff --git a/requirements-dev.txt b/requirements-dev.txt
index cebe87a..35d2ad5 100644
--- a/requirements-dev.txt
+++ b/requirements-dev.txt
@@ -1,7 +1,7 @@
 -r requirements.txt
-nose
+nose2
 coverage
 codeclimate-test-reporter
 tox
-mypy==0.812
-sqlalchemy-stubs==0.4
\ No newline at end of file
+mypy==1.1.1
+sqlalchemy[mypy] >= 2.0
\ No newline at end of file
diff --git a/requirements.txt b/requirements.txt
index 240e8c1..54bc376 100644
--- a/requirements.txt
+++ b/requirements.txt
@@ -1,3 +1,3 @@
-sqlalchemy >= 1.0
+sqlalchemy >= 2.0
 six
 typing; python_version < '3.5'
diff --git a/sqlalchemy_mixins/activerecord.py b/sqlalchemy_mixins/activerecord.py
index dd76cdb..7b082f1 100644
--- a/sqlalchemy_mixins/activerecord.py
+++ b/sqlalchemy_mixins/activerecord.py
@@ -28,9 +28,7 @@ def save(self):
         """
         try:
             self.session.add(self)
-            self.session.flush()
-            if not self.session.autocommit:
-                self.session.commit()
+            self.session.commit()
             return self
         except:
             self.session.rollback()
@@ -54,9 +52,7 @@ def delete(self):
         """
         try:
             self.session.delete(self)
-            self.session.flush()
-            if not self.session.autocommit:
-                self.session.commit()
+            self.session.commit()
         except:
             self.session.rollback()
             raise
diff --git a/sqlalchemy_mixins/eagerload.py b/sqlalchemy_mixins/eagerload.py
index 2f036cc..36cc97f 100644
--- a/sqlalchemy_mixins/eagerload.py
+++ b/sqlalchemy_mixins/eagerload.py
@@ -1,11 +1,12 @@
+from sqlalchemy.orm.strategy_options import _AbstractLoad
+
 try:
     from typing import List
 except ImportError: # pragma: no cover
     pass
 
-from sqlalchemy.orm import joinedload
+from sqlalchemy.orm import joinedload, Load
 from sqlalchemy.orm import subqueryload
-from sqlalchemy.orm.attributes import InstrumentedAttribute
 
 from .session import SessionMixin
 
@@ -17,8 +18,7 @@ def eager_expr(schema):
     """
     :type schema: dict
     """
-    flat_schema = _flatten_schema(schema)
-    return _eager_expr_from_flat_schema(flat_schema)
+    return _eager_expr_from_schema(schema)
 
 
 def _flatten_schema(schema):
@@ -32,8 +32,9 @@ def _flatten(schema, parent_path, result):
         for path, value in schema.items():
             # for supporting schemas like Product.user: {...},
             # we transform, say, Product.user to 'user' string
-            if isinstance(path, InstrumentedAttribute):
-                path = path.key
+            attr = path
+            path = path.key
+
 
             if isinstance(value, tuple):
                 join_method, inner_schema = value[0], value[1]
@@ -43,7 +44,7 @@ def _flatten(schema, parent_path, result):
                 join_method, inner_schema = value, None
 
             full_path = parent_path + '.' + path if parent_path else path
-            result[full_path] = join_method
+            result[attr] = join_method
 
             if inner_schema:
                 _flatten(inner_schema, full_path, result)
@@ -68,6 +69,35 @@ def _eager_expr_from_flat_schema(flat_schema):
                              .format(join_method, path))
     return result
 
+def _eager_expr_from_schema(schema):
+    def _get_expr(schema, result):
+        for path, value in schema.items():
+            if isinstance(value, tuple):
+                join_method, inner_schema = value[0], value[1]
+                load_option = _create_eager_load_option(path, join_method)
+                result.append(load_option.options(*_eager_expr_from_schema(inner_schema)))
+            elif isinstance(value, dict):
+                join_method, inner_schema = JOINED, value
+                load_option = _create_eager_load_option(path, join_method)
+                result.append(load_option.options(*_eager_expr_from_schema(inner_schema)))
+                # load_option = _create_eager_load_option(path, value)
+            else:
+                result.append(_create_eager_load_option(path, value))
+
+    result = []
+    _get_expr(schema, result)
+    return result
+
+def _create_eager_load_option(path, join_method):
+    if join_method == JOINED:
+        return joinedload(path)
+    elif join_method == SUBQUERY:
+        return subqueryload(path)
+    else:
+        raise ValueError('Bad join method `{}` in `{}`'
+                         .format(join_method, path))
+
+
 
 class EagerLoadMixin(SessionMixin):
     __abstract__ = True
@@ -80,16 +110,9 @@ def with_(cls, schema):
 
         Example:
             schema = {
-                'user': JOINED, # joinedload user
-                'comments': (SUBQUERY, {  # load comments in separate query
-                    'user': JOINED  # but, in this separate query, join user
-                })
-            }
-            # the same schema using class properties:
-            schema = {
-                Post.user: JOINED,
-                Post.comments: (SUBQUERY, {
-                    Comment.user: JOINED
+                Post.user: JOINED,  # joinedload user
+                Post.comments: (SUBQUERY, { # load comments in separate query
+                    Comment.user: JOINED  # but, in this separate query, join user
                 })
             }
             User.with_(schema).first()
@@ -101,15 +124,11 @@ def with_joined(cls, *paths):
         """
         Eagerload for simple cases where we need to just
          joined load some relations
-        In strings syntax, you can split relations with dot 
-         due to this SQLAlchemy feature: https://goo.gl/yM2DLX
+        You can only load direct relationships.
          
-        :type paths: *List[str] | *List[InstrumentedAttribute]
+        :type paths: *List[QueryableAttribute]
 
         Example 1:
-            Comment.with_joined('user', 'post', 'post.comments').first()
-
-        Example 2:
             Comment.with_joined(Comment.user, Comment.post).first()
         """
         options = [joinedload(path) for path in paths]
@@ -120,15 +139,11 @@ def with_subquery(cls, *paths):
         """
         Eagerload for simple cases where we need to just
          joined load some relations
-        In strings syntax, you can split relations with dot 
-         (it's SQLAlchemy feature)
+        You can only load direct relationships.
 
-        :type paths: *List[str] | *List[InstrumentedAttribute]
+        :type paths: *List[QueryableAttribute]
 
         Example 1:
-            User.with_subquery('posts', 'posts.comments').all()
-
-        Example 2:
             User.with_subquery(User.posts, User.comments).all()
         """
         options = [subqueryload(path) for path in paths]
diff --git a/sqlalchemy_mixins/eagerload.pyi b/sqlalchemy_mixins/eagerload.pyi
index c6d35ed..436a802 100644
--- a/sqlalchemy_mixins/eagerload.pyi
+++ b/sqlalchemy_mixins/eagerload.pyi
@@ -1,6 +1,6 @@
-from typing import List
+from typing import List, Type
 
-from sqlalchemy.orm import Query
+from sqlalchemy.orm import Query, QueryableAttribute
 from sqlalchemy.orm.strategy_options import Load
 
 from sqlalchemy_mixins.session import SessionMixin
@@ -23,7 +23,7 @@ class EagerLoadMixin(SessionMixin):
     def with_(cls, schema: dict) -> Query: ...
 
     @classmethod
-    def with_joined(cls, *paths: List[str]) -> Query: ...
+    def with_joined(cls, *paths: List[QueryableAttribute]) -> Query: ...
 
     @classmethod
-    def with_subquery(cls, *paths: List[str]) -> Query: ...
\ No newline at end of file
+    def with_subquery(cls, *paths: List[QueryableAttribute]) -> Query: ...
\ No newline at end of file
diff --git a/sqlalchemy_mixins/inspection.py b/sqlalchemy_mixins/inspection.py
index e400144..41d1ea6 100644
--- a/sqlalchemy_mixins/inspection.py
+++ b/sqlalchemy_mixins/inspection.py
@@ -1,12 +1,12 @@
 from sqlalchemy import inspect
-from sqlalchemy.ext.declarative import declarative_base
 from sqlalchemy.ext.hybrid import hybrid_property, hybrid_method
-from sqlalchemy.orm import RelationshipProperty
+from sqlalchemy.orm import RelationshipProperty, DeclarativeBase
 
 from .utils import classproperty
 
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 
 
 class InspectionMixin(Base):
@@ -35,7 +35,7 @@ def primary_keys(cls):
     def relations(cls):
         """Return a `list` of relationship names or the given model
         """
-        return [c.key for c in cls.__mapper__.iterate_properties
+        return [c.key for c in cls.__mapper__.attrs
                 if isinstance(c, RelationshipProperty)]
 
     @classproperty
diff --git a/sqlalchemy_mixins/inspection.pyi b/sqlalchemy_mixins/inspection.pyi
index 033ff9d..ebc9da1 100644
--- a/sqlalchemy_mixins/inspection.pyi
+++ b/sqlalchemy_mixins/inspection.pyi
@@ -1,13 +1,13 @@
 from typing import List, Protocol, Dict
 
-from sqlalchemy.ext.declarative import declarative_base
 from sqlalchemy.ext.hybrid import hybrid_method
-from sqlalchemy.orm import Mapper
+from sqlalchemy.orm import Mapper, DeclarativeBase
 from sqlalchemy.orm.interfaces import MapperProperty
 
 from sqlalchemy_mixins.utils import classproperty
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 
 class MappingProtocol(Protocol):
     __mapper__: Mapper
diff --git a/sqlalchemy_mixins/smartquery.py b/sqlalchemy_mixins/smartquery.py
index 7860b70..82672d4 100644
--- a/sqlalchemy_mixins/smartquery.py
+++ b/sqlalchemy_mixins/smartquery.py
@@ -13,8 +13,7 @@
 from sqlalchemy.sql import operators, extract
 
 # noinspection PyProtectedMember
-from .eagerload import _flatten_schema, _eager_expr_from_flat_schema, \
-    EagerLoadMixin, SUBQUERY
+from .eagerload import EagerLoadMixin, _eager_expr_from_schema
 from .inspection import InspectionMixin
 from .utils import classproperty
 
@@ -138,13 +137,6 @@ def smart_query(query, filters=None, sort_attrs=None, schema=None):
     if not sort_attrs:
         sort_attrs = []
 
-    #  Load schema early since we need it to check whether we should eager load a relationship
-    if schema:
-        flat_schema = _flatten_schema(schema)
-        print(flat_schema)
-    else:
-        flat_schema = {}
-
     # sqlalchemy >= 1.4.0, should probably a. check something else to determine if we need to convert
     # AppenderQuery to a query, b. probably not hack it like this
     # noinspection PyProtectedMember
@@ -163,10 +155,8 @@ def smart_query(query, filters=None, sort_attrs=None, schema=None):
     loaded_paths = []
     for path, al in aliases.items():
         relationship_path = path.replace(RELATION_SPLITTER, '.')
-        if not (relationship_path in flat_schema and flat_schema[relationship_path] == SUBQUERY):
-            query = query.outerjoin(al[0], al[1]) \
-                .options(contains_eager(relationship_path, alias=al[0]))
-            loaded_paths.append(relationship_path)
+        query = query.outerjoin(al[0], al[1])
+        loaded_paths.append(relationship_path)
 
     def recurse_filters(_filters):
         if isinstance(_filters, abc.Mapping):
@@ -206,11 +196,8 @@ def recurse_filters(_filters):
         except KeyError as e:
             raise KeyError("Incorrect order path `{}`: {}".format(attr, e))
 
-    if flat_schema:
-        not_loaded_part = {path: v for path, v in flat_schema.items()
-                           if path not in loaded_paths}
-        query = query.options(*_eager_expr_from_flat_schema(
-            not_loaded_part))
+    if schema:
+        query = query.options(*_eager_expr_from_schema(schema))
 
     return query
 
diff --git a/sqlalchemy_mixins/tests/test_activerecord.py b/sqlalchemy_mixins/tests/test_activerecord.py
index 9c6ef74..901ac73 100644
--- a/sqlalchemy_mixins/tests/test_activerecord.py
+++ b/sqlalchemy_mixins/tests/test_activerecord.py
@@ -2,14 +2,14 @@
 
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
 from sqlalchemy.ext.hybrid import hybrid_property
-from sqlalchemy.orm import Query, Session
+from sqlalchemy.orm import Query, Session, DeclarativeBase
 
 from sqlalchemy_mixins import ActiveRecordMixin
 from sqlalchemy_mixins.activerecord import ModelNotFoundError
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 engine = create_engine('sqlite:///:memory:', echo=False)
 sess = Session(engine)
 # sess = scoped_session(sessionmaker(bind=engine))
diff --git a/sqlalchemy_mixins/tests/test_eagerload.py b/sqlalchemy_mixins/tests/test_eagerload.py
index ea85f7f..272002e 100644
--- a/sqlalchemy_mixins/tests/test_eagerload.py
+++ b/sqlalchemy_mixins/tests/test_eagerload.py
@@ -3,14 +3,14 @@
 import sqlalchemy as sa
 from sqlalchemy import create_engine
 from sqlalchemy import event
-from sqlalchemy.ext.declarative import declarative_base
-from sqlalchemy.orm import Query
+from sqlalchemy.orm import Query, DeclarativeBase
 from sqlalchemy.orm import Session
 
 from sqlalchemy_mixins import EagerLoadMixin
 from sqlalchemy_mixins.eagerload import JOINED, SUBQUERY, eager_expr
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 engine = create_engine('sqlite:///:memory:', echo=False)
 sess = Session(engine)
 # sess = scoped_session(sessionmaker(bind=engine))
@@ -187,7 +187,7 @@ def _test_ok(self, schema):
         _ = post.comments[0]
         self.assertEqual(self.query_count, 2)
 
-    def test_ok_strings(self):
+    def test_ok_class_properties(self):
         schema = {
             User.posts: (SUBQUERY, {
                 Post.comments: JOINED
@@ -195,27 +195,10 @@ def test_ok_strings(self):
         }
         self._test_ok(schema)
 
-    def test_ok_class_properties(self):
-        schema = {
-            'posts': (SUBQUERY, {
-                'comments': JOINED
-            })
-        }
-        self._test_ok(schema)
-
     def test_bad_join_method(self):
         # None
         schema = {
-            'posts': None
-        }
-        with self.assertRaises(ValueError):
-            sess.query(User).options(*eager_expr(schema)).get(1)
-
-        # strings
-        schema = {
-            'posts': ('WRONG JOIN METHOD', {
-                Post.comments: 'OTHER WRONG JOIN METHOD'
-            })
+            User.posts: None
         }
         with self.assertRaises(ValueError):
             sess.query(User).options(*eager_expr(schema)).get(1)
@@ -230,22 +213,6 @@ def test_bad_join_method(self):
             sess.query(User).options(*eager_expr(schema)).get(1)
 
 
-class TestOrmWithJoinedStrings(TestEagerLoad):
-    def test(self):
-        self.assertEqual(self.query_count, 0)
-        # take post with user and comments (including comment author)
-        # NOTE: you can separate relations with dot.
-        # Its due to SQLAlchemy: https://goo.gl/yM2DLX
-        post = Post.with_joined('user', 'comments', 'comments.user').get(11)
-        self.assertEqual(self.query_count, 1)
-
-        # now, to get relationship, NO additional query is needed
-        _ = post.user
-        _ = post.comments[1]
-        _ = post.comments[1].user
-        self.assertEqual(self.query_count, 1)
-
-
 class TestOrmWithJoinedClassProperties(TestEagerLoad):
     def _test(self):
         self.assertEqual(self.query_count, 0)
@@ -264,20 +231,19 @@ def test(self):
         # take post with user and comments (including comment author)
         # NOTE: you can separate relations with dot.
         # Its due to SQLAlchemy: https://goo.gl/yM2DLX
-        post = Post.with_subquery('user', 'comments', 'comments.user').get(11)
+        post = Post.with_subquery(Post.user, Post.comments).get(11)
 
         # 3 queries were executed:
         #   1 - on posts
         #   2 - on user (eagerload subquery)
         #   3 - on comments (eagerload subquery)
-        #   4 - on comments authors (eagerload subquery)
-        self.assertEqual(self.query_count, 4)
+        self.assertEqual(self.query_count, 3)
 
         # now, to get relationship, NO additional query is needed
         _ = post.user
         _ = post.comments[0]
         _ = post.comments[0].user
-        self.assertEqual(self.query_count, 4)
+        self.assertEqual(self.query_count, 3)
 
 
 class TestOrmWithSubqueryClassProperties(TestEagerLoad):
@@ -306,10 +272,6 @@ def _test_joinedload(self, schema):
         _ = post.comments[0]
         self.assertEqual(self.query_count, 1)
 
-    def test_joinedload_strings(self):
-        schema = {'comments': JOINED}
-        self._test_joinedload(schema)
-
     def test_joinedload_class_properties(self):
         schema = {Post.comments: JOINED}
         self._test_joinedload(schema)
@@ -324,7 +286,7 @@ def _test_subqueryload(self, schema):
         self.assertEqual(self.query_count, 2)
 
     def test_subqueryload_strings(self):
-        schema = {'comments': SUBQUERY}
+        schema = {Post.comments: SUBQUERY}
         self._test_subqueryload(schema)
 
     def test_subqueryload_class_properties(self):
@@ -351,8 +313,8 @@ def test_combined_load_strings(self):
 
     def test_combined_load_class_properties(self):
         schema = {
-            'posts': (SUBQUERY, {
-                'comments': JOINED
+            User.posts: (SUBQUERY, {
+                Post.comments: JOINED
             })
         }
         self._test_combined_load(schema)
diff --git a/sqlalchemy_mixins/tests/test_inspection.py b/sqlalchemy_mixins/tests/test_inspection.py
index 15185c5..de547fc 100644
--- a/sqlalchemy_mixins/tests/test_inspection.py
+++ b/sqlalchemy_mixins/tests/test_inspection.py
@@ -2,13 +2,13 @@
 
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
 from sqlalchemy.ext.hybrid import hybrid_property, hybrid_method
-from sqlalchemy.orm import sessionmaker
+from sqlalchemy.orm import sessionmaker, DeclarativeBase
 
 from sqlalchemy_mixins import InspectionMixin
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 engine = create_engine('sqlite:///:memory:', echo=False)
 
 
diff --git a/sqlalchemy_mixins/tests/test_repr.py b/sqlalchemy_mixins/tests/test_repr.py
index d79d8c3..3f32eff 100644
--- a/sqlalchemy_mixins/tests/test_repr.py
+++ b/sqlalchemy_mixins/tests/test_repr.py
@@ -3,13 +3,13 @@
 
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
-from sqlalchemy.orm import Query
+from sqlalchemy.orm import Query, DeclarativeBase
 from sqlalchemy.orm import Session
 
 from sqlalchemy_mixins import ReprMixin
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 engine = create_engine('sqlite:///:memory:', echo=False)
 sess = Session(engine)
 # sess = scoped_session(sessionmaker(bind=engine))
diff --git a/sqlalchemy_mixins/tests/test_serialize.py b/sqlalchemy_mixins/tests/test_serialize.py
index 7733090..52b112d 100644
--- a/sqlalchemy_mixins/tests/test_serialize.py
+++ b/sqlalchemy_mixins/tests/test_serialize.py
@@ -2,13 +2,13 @@
 
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
 from sqlalchemy.ext.hybrid import hybrid_property
-from sqlalchemy.orm import Session
+from sqlalchemy.orm import Session, DeclarativeBase
 
 from sqlalchemy_mixins import SerializeMixin
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 
 
 class BaseModel(Base, SerializeMixin):
diff --git a/sqlalchemy_mixins/tests/test_session.py b/sqlalchemy_mixins/tests/test_session.py
index e1ea497..8a8c521 100644
--- a/sqlalchemy_mixins/tests/test_session.py
+++ b/sqlalchemy_mixins/tests/test_session.py
@@ -2,12 +2,12 @@
 
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
-from sqlalchemy.orm import Session
+from sqlalchemy.orm import Session, DeclarativeBase
 
 from sqlalchemy_mixins.session import SessionMixin, NoSessionError
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 engine = create_engine('sqlite:///:memory:', echo=False)
 session = Session(engine)
 
diff --git a/sqlalchemy_mixins/tests/test_smartquery.py b/sqlalchemy_mixins/tests/test_smartquery.py
index d36a7fb..afa8777 100644
--- a/sqlalchemy_mixins/tests/test_smartquery.py
+++ b/sqlalchemy_mixins/tests/test_smartquery.py
@@ -1,17 +1,18 @@
 import unittest
 import datetime
 
-import nose
 import sqlalchemy as sa
 from sqlalchemy import create_engine
 from sqlalchemy import event
-from sqlalchemy.ext.declarative import declarative_base
 from sqlalchemy.ext.hybrid import hybrid_property, hybrid_method
-from sqlalchemy.orm import Session
+from sqlalchemy.orm import Session, DeclarativeBase
 from sqlalchemy_mixins import SmartQueryMixin, smart_query
 from sqlalchemy_mixins.eagerload import JOINED, SUBQUERY
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
+
+
 engine = create_engine('sqlite:///:memory:', echo=False)
 
 sess = Session(engine)
@@ -663,8 +664,8 @@ def test_schema_with_strings(self):
             },
             sort_attrs=['user___name', '-created_at'],
             schema={
-                'post': {
-                    'user': JOINED
+                Comment.post: {
+                    Post.user: JOINED
                 }
             }).all()
         self.assertEqual(res, [cm12, cm21, cm22])
@@ -677,8 +678,8 @@ def test_schema_with_strings(self):
             },
             sort_attrs=['user___name', '-created_at'],
             schema={
-                'post': {
-                    'user': JOINED
+                Comment.post: {
+                    Post.user: JOINED
                 }
             }).all()
         self.assertEqual(res, [cm12, cm21, cm22])
@@ -792,8 +793,8 @@ def test_explicitly_set_in_schema_joinedload(self):
         res = Comment.smart_query(
             filters=dict(post___public=True, post___user___name__like='Bi%'),
             schema={
-                'post': {
-                    'comments': JOINED
+                Comment.post: {
+                    Post.comments: JOINED
                 }
             }
         )
@@ -827,8 +828,8 @@ def test_explicitly_set_in_schema_subqueryload(self):
         res = Comment.smart_query(
             filters=dict(post___public=True, post___user___name__like='Bi%'),
             schema={
-                'post': {
-                    'comments': SUBQUERY
+                Comment.post: {
+                    Post.comments: SUBQUERY
                 }
             }
         ).all()
@@ -853,8 +854,8 @@ def test_lazy_dynamic(self):
             self._seed()
 
         schema = {
-            'post': {
-                'user': JOINED
+            Comment.post: {
+                Post.user: JOINED
             }
         }
 
@@ -886,7 +887,7 @@ def test_override_eagerload_method_in_schema(self):
         res = Comment.smart_query(
             filters=dict(post___public=True, post___user___name__like='Bi%'),
             schema={
-                'post': SUBQUERY
+                Comment.post: SUBQUERY
             }
         ).all()
         self.assertEqual(self.query_count, 2)
@@ -900,8 +901,8 @@ def test_override_eagerload_method_in_schema(self):
         res = Comment.smart_query(
             filters=dict(post___public=True, post___user___name__like='Bi%'),
             schema={
-                'post': (SUBQUERY, { # This should load in a separate query
-                    'user': SUBQUERY # This should also load in a separate query
+                Comment.post: (SUBQUERY, { # This should load in a separate query
+                    Post.user: SUBQUERY # This should also load in a separate query
                 })
             }
         ).all()
diff --git a/sqlalchemy_mixins/tests/test_timestamp.py b/sqlalchemy_mixins/tests/test_timestamp.py
index 3aef2a2..8c13065 100644
--- a/sqlalchemy_mixins/tests/test_timestamp.py
+++ b/sqlalchemy_mixins/tests/test_timestamp.py
@@ -4,12 +4,12 @@
 from datetime import datetime
 import sqlalchemy as sa
 from sqlalchemy import create_engine
-from sqlalchemy.ext.declarative import declarative_base
-from sqlalchemy.orm import Session
+from sqlalchemy.orm import Session, DeclarativeBase
 
 from sqlalchemy_mixins import TimestampsMixin
 
-Base = declarative_base()
+class Base(DeclarativeBase):
+    __abstract__ = True
 
 
 class BaseModel(Base, TimestampsMixin):
diff --git a/sqlalchemy_mixins/utils.py b/sqlalchemy_mixins/utils.py
index 850cbc4..d05d09c 100644
--- a/sqlalchemy_mixins/utils.py
+++ b/sqlalchemy_mixins/utils.py
@@ -1,3 +1,6 @@
+from sqlalchemy.orm import RelationshipProperty, Mapper
+
+
 # noinspection PyPep8Naming
 class classproperty(object):
     """
@@ -12,3 +15,23 @@ def __get__(self, owner_self, owner_cls):
         return self.fget(owner_cls)
 
 
+def get_relations(cls):
+    if isinstance(cls, Mapper):
+        mapper = cls
+    else:
+        mapper = cls.__mapper__
+    return [c for c in mapper.attrs
+            if isinstance(c, RelationshipProperty)]
+
+
+def path_to_relations_list(cls, path):
+    path_as_list = path.split('.')
+    relations = get_relations(cls)
+    relations_list = []
+    for item in path_as_list:
+        for rel in relations:
+            if rel.key == item:
+                relations_list.append(rel)
+                relations = get_relations(rel.entity)
+                break
+    return relations_list
\ No newline at end of file
diff --git a/sqlalchemy_mixins/utils.pyi b/sqlalchemy_mixins/utils.pyi
index 4b9e5a8..39df677 100644
--- a/sqlalchemy_mixins/utils.pyi
+++ b/sqlalchemy_mixins/utils.pyi
@@ -1,4 +1,6 @@
-from typing import Callable, Any
+from typing import Callable, Any, List, Type
+
+from sqlalchemy.orm import DeclarativeBase, RelationshipProperty
 
 
 class classproperty(object):
@@ -6,3 +8,5 @@ class classproperty(object):
     def __init__(self, fget: Callable) -> None: ...
 
     def __get__(self, owner_self: Any, owner_cls: Any) -> Any: ...
+
+def get_relations(cls: Type[DeclarativeBase]) -> List[RelationshipProperty]: ...