If you have a stock portfolio and or retirement accounts, most brokerages will allow you to borrow up to 40% of the portfolio's market value. 

Whom am I to believe, you, a professional in the business for 10+ years with a verifiable track record of success and a willingness to provide information based on your experience and education at no charge, or my guru who has never run a note business and has been banned from the securities industry for life for violations related to stock dumping 6 years ago?  

Also if he is just taking PITI into the equation, he is missing/withholding info about utility costs, stocking/supply costs, cleaning costs, etc. 

My current investment portfolio is solely in stocks, options, and crypto.

That would include not only what you put in your pocket but also mortgage pay-down (principle). 2.

So they buy a REIT or some stocks instead..!

The easiest way to understand why is to ask yourself how mortgage rates have been able to move down by more than 1.5% since late 2023 despite the fact that the Fed never cut rates during that time.The same principle works in reverse as well, as seen during the massive rate spike in early 2022 when mortgage rates moved 1.5% higher before the Fed ever hiked.How about an example from the last time the Fed actually cut rates in a non-emergency scenario?

He was the person who inspired me to invest in the stock market when I was 15-years old and inspired me to invest in real estate.We have some really bad areas in California, but the laws are more landlord friendly and even the worst tenants are more respectful that what I dealt with in Massachusetts.

Have little bit of cash in stocks.

I can tell, right here, right now, that Austin is the worst major metro to invest in rental housing stock in 2024.