I have gotten into stock investments as well, however I am putting that on a brief hold as of now just because I know the short term growth in real estate will outweight that of stocks in my current position. 

IRR is more like if I put the money in a stock, what's my return vs if I put it in a property, what's my return?

Typically, it gives you the ability to invest in traditional securities (stocks, bonds, CD's, ETF's, etc), within some guidelines - such as restricting you from buying leveraged securities. 

Hopefully they realize that a sensible form of affordable housing is already in place with the existing stock of small unit housing across the city.

I'm also not sure how much weight I would put in a "10 year job growth prediction".

Hi BP,I've invested into the stock market ever since I started working back in 2011.

My concern is that the 'hottest stock of all time' can't stay hot forever right?

More than one may work for you.If you sell to unlock your equity, you incur transaction costs (not as high since you have a license now); if you refinance, you incur refinance costs; if you buy a property in cash no bank will be involved to perform a risk analysis for you so you will have to be prepared to lead that process on your own; if you are fixing and flipping, you have to invest time managing / overseeing the work on site almost daily; ... the point here is simply that each scenario and each step has pros and cons that you have to determine how best they work for you (or visa versa).As far as the "anticipated property market crash" it is hard to predict. 

Better than stocks, bonds, and conservative loans right now.Not the typical way of looking at things on BP, but thought I'd throw it out there. 

If you need less than a year savings acct, 1-5 years a cd, 5+ years stock market (mutual funds). the stock market can go down in value in the short run and having money in a cd ties up your funds if a deal comes up.I don’t use retirement funds for re investing but many people open up solo 401ks or use Ira acts.