I'd say RE and 401k are apples and oranges and to enjoy the experience you ought to have both. 

I have a small fund of passive investments & most of the work is either raising capital, funding the best ones out of thousands of different opportunities where comparing returns isn’t apples to apples or necessarily simple or doing the due diligence once you find them & then executing & keeping up with them.

I'm in at 35 mo and got a free apple tv, if I was at market rate I'd probably switch to sling or PS Vue

Imagine if someone wrote the same article about Apple or Tesla stock.

They end up making it worse.Even if BP was to issue a warning about an investor, that doesn't remove their content from their website, Facebook, Instagram, Youtube, Apple and Spotify.

I would make sure with % we are talking apples to apples.

Areas that work for ME: South Minneapolis, but I started buying South of the River (Prior Lake, Apple Valley, Burnsville etc).

You’re comparing apples to watermelons.

The keys that Johnson pointed out are very important and understanding that cap rates are not apples to apples across market and state lines.I hope your niche market opportunity in Texas is very successful.

It sounds like you've run across a lot of bad apples out there.