Even better yet, if you can capture the market using an audio application that can be accessed through Amazon's Alexa or Google Home, will out perform the competition; period.

debt is perfectly fine if you can A) service it B) outperform it.

Of course past history is not necessarily an indication of future returns but when the long term returns out perform going back virtually any duration going back 50 years that is a lot of historical data indicating Ca is the better investment choice.  

However a decent market with a great team will outperform a great market with no team IMO.  

REI should outperform other investment choices, or else why would you do it?  

I won't be selling my ETH until I've owned it more than 12 months. 2) Only put money in that you can afford to lose. 3) Expect it to go down periodically4) Expect some other random crypto to outperform whatever you buy.

The whole purpose of strategic debt is to put the money to work in a way to outperform the debt load. 

First off, as long as you use leverage,  you'll most likely outperform the stock market.

Using those conservative numbers, what I look for is an investment that has a solid chance to outperform other investment options including compensating for any extra effort involved in RE investing.For example, the S&P 500 has a historical return of ~10% and is very passive. 

Even if it is outperforming your higher rent could offset that.Example say an Applebees does 2 million average per year in sales and average rent is 28 a foot.