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

My stress level is greatly reduced now and I'm ok with having a few solid properties with a good amount of equity and putting money into public markets (index funds, stocks, MLPs and BDCs). 

But I'll stay in my box.Notes: * - My investing: generational (long-term 20+yr) rental holds, "starter home", 1978+, SI (Stability Index) > 90, CI (Confidence Index) > 90

And if a long-term lease like we have in commercial real estate, you can schedule increases in the rent rate on a yearly or biennial basis, either at a fixed negotiated rate like 2% or linked to the CPI or consumer price index, which in 2022 was up 9% and this past year was up only about 4% but traditionally is up only one or two percent a year.

You can't beat the simplicity of an S&P500 index fund.

I know that the spreadsheet warriors may disagree, but there is some value in being very liquid sitting on a pile of cash/index funds/interest bearing investments.

At present, a fully drawn $250K HELOC with (optimal credit) would offer an indexed rate based off of Fed Funds or Prime + 3-4% rate (depending on LTV, Property Type, Credit and LA) currently pricing at between 8.5-11% (11.5-13% w/lower credit) and interest only payments of +/- $2000 but the qualifying rate and payment for underwriting would be nearer $2300+ (on the low end) plus the 1st mortgage, and accurate taxes and insurance. 

Invested in basic index funds and paid down my mortgage faster than required (11 years off the mortgage by year 6).

However, rate would be prime + index + an additional +2% for the shock factor just to qualify, but you can draw the funds whenever you want vs cash out where you have to draw all the money after closing.Many borrowers would keep opening lines of credit, assuming you have the equity + income to qualify, as you keep rinsing and repeating the heloc process.

Please educate all Realtors on how to do so, so we can avoid giving bad advice.Just look at Zillow home index , when it creates a new wave I purchased , flat curve is good ….