Obviously you jam it all in the stock market for 11%.

Say stocks.

There is no stock account that gives the leverage real estate does, at as low interest rate real estate does, at as low risk/ volatility real estate does. 

It's a place to legally go and sell stock/business without capital gains.

I’ll be honest it’s not clear to me real estate is necessarily a better investment than say the stock market, certainly not a bad investment but not as hyped as some people make it, you need to decide how much owning your own home is worth to you & also how long you plan to be in the area, if you will be here for the foreseeable future, bite the bullet and buy, if your not sure where you will be in a few years, renting might make more sense.

If you like to be risky with your capital maybe try putting it in some index funds, crypto, or stocks that you believe in and understand and then take it out when its made a good return and then use it for the downpayment.  

I don't think enough people consider this aspect.Selling Stock: Selling part of your portfolio could work, but the 15% capital gains tax might make this an expensive choice unless the stock has underperformed or you’re diversifying away from riskier investments.HELOC: Using a HELOC on an existing property is a flexible and relatively low-cost option.

Rentals boil down to how much do you net after paying principle, interest, taxes, insurance, and a maintenance reserve.  

Careful in the Stock Market, seems great on it's upward trajectory however...

My thinking is I can not as it probably works as I does in the stock market with my IRA.