I look for density plays that can be executed in an infill setting.

Contractors play such a huge role in real estate projects.

The reason I used 15 years is that I wanted to see how it plays out on a "longer" term horizon..

That also plays a major role in what to do. end of day stocks and real estate over time provide the same return on average - so it is really based on the individual, their experience and desire Thank you. 

Although I probably get killed on transaction fees which is part of why I am not pulling the trigger (along with lack of time to execute well).There are games you can play for increasing your returns in the stock market (sector rotations, rebalancing, being a good company picker) but you lack operational control. 

Those are long plays for me.

He didn’t just answer my questions—he showed me how this game is played at a much higher level.

You avoid the tax hit, and still get the use of 75% of the equity if you do a cash out refi - (but high interest rates sort of play against that to some degree presently… but you could alway refi again down the line if rates dropped.  

 @Drew Sygityes it only applies to owner occupied properties regarding penalties, that is not 100% correct, there are fdcpa violations as well as potential state law penalties that can come into play that can be very significant. 

In the end, you can play with all of them and see which one works best for you.