I was just scrubbing/analyzing my 2021 returns on real estate portfolio investments and I can't complain except for the dead cat that I keep around to reduce taxes due on the other assets. 

I work 2 (soon to be 3 jobs), live at home, attend college, have 20 grand saved up on top of stocks and an IRA.

There is decent diversity in house stock; so you could invest in SFRs, duplexes, 4-plexes, and small multi-family. 

It's like investing in stocks vs broad market index funds.

Would you rather own a stock or a mutual fund that only invests in that same stock?

Our stock/bond portfolio is currently at around 30X expenses, plus we own our primary home with $200k outstanding on a low-rate mortgage.

of course you have to handle the inquiries… but it’s pretty easy… we’ve done it multiple times.Your 6% appreciation approximation is less than the 7% average return the stock market  does long term - and lately it has been blowing that figure away - though as they say - past performance doesn’t equal future performance. 

It still made sense to purchase but unfortunately my investors got nervous at the last minute since we were in the midst of a pandemic and the stock market was doing funky things, so they pulled their cash to purchase it and all my cash was tied up elsewhere, so I had to move forward with the quad and 9 unit. 

You’re including deals that were not updated for the renegotiated HIGHER price with seller, deals that were dead that were not moved to dead area yet and ridiculous priced properties that I’ve had to bring down by over $200k and haven’t even sold!  

For the reserves to replace components a decade or two out, I was hoping to get us into some exposure into an index fund (total bond, total stock, SP 500) or something but left the board before I could convince folks.