Some Realtors and property managers are still giving out performance numbers from older markets.

Probably will outperform the advisor, and youll pay no fees. 

Dallas (3,250 starts) and Houston (3,448 starts) continued to outperform the rest of the state, combining for 55 percent of total starts.The state's year-to-date total single-family starts value increased to $29.8 billion, up from $27.7 billion in November.

Well to be fair I’m not saying he shouldn’t have bought them (the coc return with leverage almost certainly outperformed an index fund, granted with a lot more headache) or even that he should have sold them a few years ago (the index fund thing makes a ton of sense & I’ve sold properties before and just eaten a small cap gains but when you keep stuff forever that hit becomes really hard to swallow) just that the type of asset you are in when you are older matters a lot more than when your 25, also 5 is hard to manage, if you have 25 rentals and your 88 your going to have a hard time regardless of if you have property management.

Obviously, this isn’t true in every single instance but in my experience property managers tend to out perform agents who also manage properties.

You may find one out performs the other by a lot especially with interest rates (and HML rates can kill what might look like a good deal otherwise).I would be happy to take a look at the specific property you are interested in . . . send me a message with the address rather than posting it here. 

For me on average they are only slightly outperforming inflation, mostly because one of them just announced a dividend reduction.

If its a retirement play then the duplex is only worth considering if its likely to have significant appreciation that will meaningfully outperform your wholly passive investment in the 401k.  

The only way to justify that would be if you think that you can outperform your 401k returns with 30% less cash.

Also- you should be providing a product that outperforms the rest of the market.