Infinite Banking, Is it cut out to what it is said to be?

[Clayton Hepler]

Does anyone have serious experience with using the Infinite Banking Concept or Bank on yourself concept to invest in real estate? The only people I talk to that love it are trying to sell me policies.

I am having difficulty seeing the benefit of Infinite Banking from a policy loan standpoint, which is my biggest selling point. Salespeople talk a lot about the VELOCITY OF MY MONEY In the policy... 

If my policy is receiving dividends at 4% and I am getting a loan at 5% to buy a real estate asset that kicks out 10% return... that is called negative leverage. There is no other way to put it.

If I just saved that money and put it right into real estate than I could do better, instead of using this capital vehicle

I've heard that this is a 100% return on my money from people in the prosperity economics movement, 5% to 10%(100%), which is false, because it is still a loan?

What am I not seeing?