Since I can borrow money and get cash flow and beat inflation by buying properties, why would I buy treasuries?

Do you have a lot of equity/cash flow/personal assets to protect?

Cash out less than 75%

When starting out, but owning an entire property outright with added improvements, would it be better to cash-out refi or get a HELOC? 

And while that is a worthwhile goal, it ignores that fact that, even without cashflow, investing in a vacation rental will likely beat the pants off of your IRA contribution, which oh, by the way, isn't "cash flowing" either.Let's do a comparison:With your IRA, assume you are 45 years old, have $100,000 in it, and are committed to contributing $12,000 per year for the next 15 years.

It worked for her because she was starting out and trying to conserve her cash. 

Is there reason to believe San Clemente CA is the best chance at upside appreciation on the coast, if one is willing to take cash flow negitives for the next decade with 75% LTV leverage.

You may also have to get your "hands dirty" in order to make these properties cash flow.

But, I had a tax attorney mention to a group I am in, that you may win your case eventually, but the IRS flags anyone who claims to be a full time investor that also has a W2.

Hey everyone, as I'm sure you all know, it's hard to find properties that cash flow (or really even come close to 0) with the traditional 20% down and 7% interest rate that we currently have.