Why I Dislike Real Estate as an Investment

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6233 House of Seven Gables - Salem, MAThere are two parts to any investment – cash flow and equity appreciation. Cash flow refers to how much money the investment generates and equity appreciation is how much the investment itself grows in value. When you look at real estate, cash flow refers to any rents you can earn and equity appreciation refers to any increase, or decrease, in the property’s value.

In the last few years, real estate has taken a huge hit because prices simply grew too quickly, financially incapable people were given loans they couldn’t afford, and the myth that “buying a home is the best investment ever” was finally revealed to be the result of incredible anecdotes and not a statistical look at historical home values.

I’ve never liked the idea of real estate as purely an investment for a variety of reasons.


Part of the reason probably has to do with our age and our current nest egg. We have already invested close to $300,000 in real estate with our primary home, that we purchased three years ago for $295,000. When you compare that with our retirement and taxable brokerage accounts, our home already represents a significantly portion of our investment allocation.

To go out and buy another piece of property for the purposes of making it an investment would really put our allocation out of whack. That’s the number one reason why investing in real estate is not appealing to me.

Significant Minimum Investments

You can open a Vanguard account, invest it in their STAR fund, for $1,000. Can you buy a piece of property with only $1,000?

When you invest it in a mutual fund, your liability is limited to $1,000. When you buy property, you’re on the hook for a lot more… even if it only requires a $1,000 down payment. Someone could get hurt on your property, it could burn down or be flooded, or it could seized by the government under eminent domain. Insurance will cover against most of those issues but insurance costs money… which leads up to the next reason.

Holding Costs

When you own property, there are significant holding costs involved. You have to pay property taxes, insurance, interest on the mortgage, local and county taxes, utility costs like electricity and water, and that’s outside of any management fees. When you purchase a home, not only are you getting the liability of the mortgage but also all the weight of monthly carrying costs.

If you’ve ever watched a flipping show on those home improvement channels, you’ll know what kind of pressure these holding costs can have. First time flippers almost never finish their projects on time and see those monthly holding costs cut into their profits. These holding costs will eat into your cash flow or your equity appreciation.

Transaction Costs & Time

When you sell a home, you pay 3% to the seller agent and 3% to the buyer’s agent. So you lose 6% of the total value of your property to the transaction. That also doesn’t include any last minute touch-ups to the house that you may need to make, such as a fresh coat of paint or staging fees to make your house look better.

When you get to the time involved, that’s where it really gets serious. How long does it take for a house to sell these days? If you’re lucky, a couple weeks. If you’re not, it could take a year or two. How will the market be in a year or five? Will it be sizzling hot like five years ago or will it be like today? If you need the money for something, you could find yourself taking a hit just to liquidate quickly.

Stock market? Stocks will trade in seconds (minutes if it’s lightly traded) and it’ll cost you less than ten bucks.

Am I Advocating the Stock Market?

In a way, yes I am. It’s liquid, there are little to no holding costs, and the transaction costs are low. It’s just as difficult an investment arena to understand but the system is a lot easier to manage. For individuals at my age, 20s and 30s, I think real estate is a fools errand and the stock market offers the flexibility we need.

If you already have a lot invested in the stock market, perhaps real estate is the way to go. It’s just not the sure thing people always make it out to be. When your friends tell those stories about how someone sold a house they bought in the 80s for $50,000 and sold it for $500,000, ask them how much was paid in interest, property taxes, and real estate agent commissions.. then think about whether a similar investment in the stock market might have yielded similar or better results. 🙂

What are your thoughts about real estate as an investment? I know it is a very popular subject so I’m eager to hear your thoughts!

(Photo: lcd1863)

{ 81 comments, please add your thoughts now! }

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81 Responses to “Why I Dislike Real Estate as an Investment”

  1. While I agree that real estate investing is not for everyone and that many of the points raised against investing in real estate are valid, all other forms of investment also have their own disadvantages/risks as well.

    Personally, I invest in real estate for the longer term cash flow and the ability to take advantage of very cheap loans (I can get floating rate loans in Hong Kong at less than 1% pa interest cost). I am not interested in flipping – too hard, too much work, too expensive and there are also negative tax consequenses under our local tax laws.

    Although not directed at Jim’s post, there is a lot of recency bias in some of the “real estate is a bad investment” articles and comments which have appeared since the bursting of the housing bubble. As Nathan Rothschild is reputed to have said, the best time to buy is when there is blood on the streets. People who purchased equities in Q12008 when things were looking their worst have done very well since then. US real estate is still getting a lot of bad press and it is hard to find many people who like it – at some point it should prove to be a solid investment again (although I make no claims to know when that will be).

    As an aside, the statement that people occasionally make that a house is a liability is magnificently wrong (unless it has been used as a dumping ground for toxic waste). It is an asset and no level of outgoings will change that.

  2. aua868s says:

    the long term idea about equity building and sense of belonging tips me towards buying a house..

  3. aua868s says:

    maybe the second half of this year would be great time to start investing in REIT..what say?!?!

  4. eric says:

    I just think too many people believe real estate is the magic key to wealth. You definitely have to know what you’re doing.

  5. Shirley says:

    My parents bought two rental duplexes and a house for an investment. Helping them with cleaning and repairs each time a renter moved out was enough to make me know for sure that I would definitely never own a rental.

  6. Adam says:

    Interesting article Jim, but I’m afraid I am going to have to disagree with this one. If you take the time get a proper real estate education, the knowledge you will receive will help against making poor decisions and can really increase your wealth. The use of private money plus a good knowledge of real estate investing led my boss to become a millionaire in less than 5 years!

    My co-worker is investing in stocks now, and is laughing at me because he has made $800 in the past 4 months, but I now have enough to invest in a multi-family, and with my learning and waiting to invest in a building that will give me a certain % COC return, and will have a property management company running the facility, so I won’t have to deal with toilets & tenants. In order to prosper as a real estate investor, you need to run your company like a CEO, not like a landlord. Landlords make landlord money, and CEO’s make CEO money. (LLC is another good way to protect your assets, so if the property DOES for some reason fail, your personal property won’t be at stake)

    Sorry if I have come off strong, but I am positive that the system I am following and learning from works, and have seen it in action.

    • stonewall says:

      Professional Property management firms take 10% +
      on gross rental income. You’d be better off operating on a shoe string on your first property by getting your hands dirty and unclogging toilets and changing light bulbs. I’m sure your boss wasn’t wearing white gloves starting out.

      Also banks usually make you sign a personal guarantee on LLCs if they deem you unqualified, which I’m sure every buyer in America is probably unqualified these days.

  7. jsbrendog says:

    i looked into taking over a lease instead of renting just so i had some property as an investment, but the property taxes and upkeep, in my mind, would’ve negated any short term gain and probably bankrupt me in the process lol.

    It is a lot of work and there is no guarantee it will appreciate let alone stay static in value

  8. pmulroy says:

    Ryan Waggoner,

    Of course cash flow is the only way to invest in real estate, banking on appreciation is just speculation like you said. Speculating is not investing and investing is not and never will rely on speculation. For something to be an investment, you need to have legitimate reasoning as to why you are receiving more in value than what your purchase price is. Someones belief that they can unload a property by selling to a bigger fool in a few months is not legitimate reasoning.

    Lets do a thought exercise: What is the long term rate that you feel real estate will appreciate at? If this rate is greater than the rate at which workers wages rise, what will happen down the line when you want to sell your property that is “worth” 3X what you paid for it but workers wages have only risen 2X? If no one can afford it, you won’t be getting what you were hoping for.

    If you are willing to buy a property that isn’t cash flow positive because you think you can predict the next hot real estate market, you are either speculating or know something that the rest of the market doesn’t know and hasn’t priced in. I can make a pretty good guess as to which of those choices you are relying on.

  9. Anonymous says:

    A lot of people are talking about REITS, but I would put this investment on the same category in the stock category–due to how easy it is to liquidate them. I like the comments that Fred made regarding rental property and I think I would be interested in this type of investment in the future. I am especially interested in a vacation property rental. If anyone has rented a cabin I would love to hear your comments!

  10. Izalot says:

    I like Fred’s comments and interested in Vacation site property. Does anyone have experience in buying a vacation property and renting (i.e. a cabin in the mountains)?

  11. ebekele says:

    My 2 cents…
    1. Your home is your biggest investment. If I put time in something, I am investing. In this case I am putting time + money, you do the math.
    2. First and foremost, you are a BUSINESS owner
    3. 97% of the world’s wealthiest, their riches came from real estate. With that in mind…
    4. Do your homework. It’s no different than the stock market.
    – Location, location, location.
    – Buy low (search for deals with cash flow, bank owned… & be patient, be realistic),
    – Rent smart (run it like a business, outsource the details, too many cleaning & management companies out there. Don’t waste your time, stay in tune with the big picture; real estate),
    – Sell high (don’t be greedy, if the profit is far greater than the liability (time + over head) – get rid of it and don’t look back. There is always another deal around the corner). Set a magic number – example: $25k every 10 weeks, you will end up making way more. It’s a number game.
    5. Quality sells; quality is king and could be executed without blowing the budget. What you put out is what you bring in.
    6. Always remember you are in the business of investing/making money/profit.
    7. Define your exit and marketing strategy: example: for a year lease renter, cover their moving expense up to certain amount ($300), for a buyer cover 2 to 3 months mortgage, while you’re at it, add a flat panel TV or their choice of grill, lawn mower, etc…
    8. This is the best time to buy – while they’re down, stocks or real estate. What goes up must come down – but remember what goes down must come up too.
    9. Do you have passion for real estate? You have to be ready for real estate. It’s not for all…
    10. Lastly, don’t forget shelter is a necessity.
    11. Enjoy the ride & have fun 🙂 – the profit will come.

  12. Soccer9040 says:

    What about buying a duplex for a young couple who knows they will stay put? It worked well for us. We bought a house we could afford, had almost 75% of our mortgage subsidized by our tenants and saved the rest.

  13. pmulroy says:


    I’m not sure where to start…

    97% of the worlds wealthiest came frm real estate? Really? How about 97% of statistics are made up on the spot?

    Not even worth responding to the rest.

    • Obviously 97% is an exaggeration, but let’s take a look at the Forbes 400 list (all billionaires). How many of those people made their money in real estate (a lot)? How many many made their money from buying index funds (none)?

      I really don’t mind if most people think real estate is a bad investment. The fewer idiots we have driving up prices because they don’t understand basic finance, the better.

  14. pmulroy says:

    Ryan Waggoner,

    I really doubt any of the Forbes 400 made their billions buying single family properties and renting them out either…

    I’d venture to guess that the vast majority of the Forbes 400 made their money by starting a company with a business model capable of scaling up (Or at least the source of their wealth was such a business in the case of Forbes 400 members who inherited wealth).

    If you are aiming to become a billionaire, youd better get your company started. If you are simply looking to invest your money so you will be comfortable in retirement, index funds and yes, cash flow positive real estate investments will do.

  15. David says:

    Buying a house at the right price is a good investment. You could pay off your mortgage in 15 year or you could keep paying rent for the rest of your life. The choice is simple.

    • saladdin says:

      You’re right. When my rent is 1/2 what a mortgage would be in a comp house and I have been shoveling the difference into retirement accounts for years and I have not been paying property taxes or PMI it is a very simple choice.


      • NateUVM says:

        Wow, saladdin, where do you live? Where I am, my rent is such that if I were to spend twice as much on a mortgage payment, I might be finding myself in a mansion!

        But seriously, your rent is HALF what a mortgage payment would be for a comparable place? We’re looking at INCREASING the size of the place we are living in through a purchase, and the mortgage payment would only be about 75% of our current rent. I know there are other costs involved in home ownership, but you might want to think about researching other real estate markets. Is relocation an option?

        I suppose it’s also possible that you’ve got a RIDICULOUSLY awesome rental situation.

        • saladdin says:

          Like everything it is location. I live in The Great State of Tennessee in one of its smaller counties.

          I am single and have no use in buying/renting a larger place. I have one room I use solely to store boxes from my internet purchases. If anything I would go smaller.


      • David says:

        Your rent is half your mortgage, because you are comparing a $100,000 house with a $200,000 house. Renters pay property taxes too. Your LandLord uses your rent check to pay for property taxes.

        Ill give you a simple example. If you had $100 grand, you could buy a $100k house and your rent would be Zero dollars every month. 8 percent of $100k is $8k divided by 12 is $666.66 per month. So you save $666.66 of rent money every month and there is a thing called appreciation. An average house appreciates 4 percent every year.

        You get 8 percent from not paying rent and 4 percent from home appreciation. So your total rate of return is 12 percent.

        12 percent beats your bank CD return of 2 percent any day.

        • saladdin says:


          I am comparing same cost houses not a double wide with the White House. I know I am not paying property taxes because I know what the taxes are and what the mortgage payment is versus what I pay. So your math is all wrong.

          Blanket statements like “Rent is throwing money away” or “My wife will never sleep with the neighbor” show how little another person can compare their situation to mine.


          • David says:

            This calculator will help you understand that buying is better than renting.


          • Actually, the NYTimes calculator (which is the best I’ve seen) pretty handily convinced me that it wasn’t worth buying in SF because you don’t break even after 30 years. You’d be better off renting.

            It varies for every market, though.

          • Stever says:

            I agree mostly with David’s point. Comparing the percentage gain of a 100K house that you buy cash with putting 100K cash into a CD shows that real estate is ahead. This example doesn’t even include leveraging which is a HUGE reason why real estate is a great investment. With 100K you can afford a 250K home easily in most cases (even with the conservative nature of today’s banks) — that gives you 150K of money to gain appreciation on. I understand that can be a 2 edged sword, but disregard the last 4 years because its clearly an outlier based on history. Combine this with the principle your tenants are building for you, the tax incentives (shelters), and depreciation (see: (1/27.5 rule)) and in my opinion it far outweighs the next best option. Leveraging also mitigates the argument that real estate only appreciates with inflation — who cares? If I invest 100K and only gain 4% over 30 years, I’m not happy. If I invest 100K and gain 4% on 500K for 30 years, I’m very happy.

  16. Yana says:

    I’m with saladdin on knowing a simple economic choice when you see it, or have it, in our cases. Renting is much more economical. It is an order of magnitude easier to have and save money while renting the place you live in. We do think that now is the best time ever to purchase a home, though, and our ability to do so partly comes from having rented instead of paying high utilities, interest, repairs and maintenance, property taxes etc. Yes, we do have a good renting situation as far as cost, and the utilities alone could well equal our rent in the home we are considering. And it is no mansion; it’s under 1900 square feet.

    • adam carolla fan says:

      i’m with saladdin and yana.

      everyone has a different situation, but renting is way better.

      a friend of mine thinks i should buy a house and then have my current roommate help me pay off the mortgage. no friggin way.

      so many costs associated with being a homeowner. moreover, real estate in this area (sacramento, ca) isn’t a good gamble right now.

  17. pmulroy says:


    “The average house appreciates 4% every year”.

    What planet have you been living on?

    • He’s right.

      Of course, it’s pretty much inflation, though I’ve seen studies that said appreciation tends to be 1% after inflation is taken into account.

    • David says:

      You get 2 percent from inflation (because of the gov printing trillions of dollars out of thin air to bail out companies like aig) and 2 percent from real appreciation(population growth).

      The S&P500 went down -38.49 percent in 2008 that doesn’t mean every year the stock market tanks 38 percent, but over the long run the stock market has returned an average rate of 8 percent.

      Now let me give you some mathematical proof of home appreciation rates.

      The data below is from the Census Bureau.

      Use the calculator below to find the average appreciation rate and you will see that you get over 4 percent.

      • pmulroy says:

        Ryan Waggoner,

        Um, go back to my first post on this thread where I said real estate only appreciates at the rate of inflation and you called me ridiculous for suggesting cash flow investing was the only way to invest in real estate. Now you are bringing up an article that supports my position 100% and contradicts yourself?


        Read your quote again David, notice the key words “every year”. It would be like me taking your numbers on stocks and saying well the average rate is 8% gain per year, so stocks must return 8% every year! Clearly they do not.

        Your link to the census bureau numbers are useless without further information. They are only tracking new home sales. (hint: You won’t be able to sell your investment property as a new home in 30 years). You also need to have details on how the size of houses sold have changed over the years, what newer materials/equipment is included in these homes. You cant just ignore these factors that increase sale prices and claim it is all appreciation.

        I’ll ask you the same question that Ryan hasn’t/won’t answer: If you think your house will appreciate at a rate faster than workers wages rise, who is going to be able to buy all these houses in 30 years?

        • Even if real estate in the US over the last 50 years has only appreciated at the rate of inflation, that doesn’t mean that investing for appreciation is an invalid approach. The rate of appreciation varies widely over periods of time, geographic locations, property types, etc. Investors who understand economic cycles and the know their markets well can and do invest for appreciation all the time. It’s not my preferred approach, but it works.

          At any rate, I really don’t see any reason to get into a pissing match with some anonymous internet troll who likely has never owned any investment real estate and probably never will. Armchair QBs are a dime-a-dozen, and their opinion usually isn’t even worth that much. Why waste time on it?

          • pmulroy says:

            Ryan Waggoner,

            I made a statement that you conveniently supported with your own link. You admit you believe my statement is true in the long term, yet insist that certain “investors” have mystical abilities to predict the next hot real estate markets in the short term. You give no examples of such “investors”, yet claim it is the path to riches that we should follow.

            Of course I don’t own any investment real estate. Why would I own any when I’m here telling people the reasons I think its a bad idea? Notice how I’m being consistent?

            On the other hand you are telling people how great investing in real estate for appreciation is and how they can become millionaires (or maybe even billionaires!) by investing in real estate and then come back saying “it’s not my preferred approach, but it works.” If it works why aren’t you doing it? Notice how you are being inconsistent?

            If you didn’t want to debate and defend your opinions, why are you posting them? And I’m supposed to be the troll? Unbelievable.

  18. M Rad says:

    My own real estate investment has worked out well for me. (I refer to a rental property; while my own residence has appreciated considerably, it is where I live, not an investment).

    I purchased a duplex in my own, solid neighborhood in 2000 for $100,000. The property is now worth about $160,000.

    My monthly cash flow is about a $350 after all expenses. Modest improvements in a year or two will increase my cash flow to about $1000 per month (and make my two college aged kids tuition payments).

    THe current property value of $160,000 would appear to be about a 5% annual appreciation of my $100,000. Nothing to write home about.


    … in reality, my $100,000 was actually only a $10,000 down payment: my tenants have effectively made every mortgage payment for me, making my annual return somewhere around 50%.

    I don’t know where else I could have turned $10,000 into $160,000 in nine years with relatively little risk and reasonably good certainty.

    Is rental property for everyone? Absolutely not. It takes commitment and knowledge of buildings and the willingness to interact with tenants. While the property does sit quietly and appreciate, it is a part time job, sometimes requiring only one half hour per month, but sometimes requiring a full day.

    Location, location, location.

    I recommend the book “Building Wealth One House at a Time” by John Schaub. It’s no get rich quick scheme; just logical, steady wealth building. As with all books, not all applied to me, but there was much to learn.

    If you consider investing in rental properties, think carefully: are you the right personality to handle the task?

    On another note, I would be the perfect candidate for flipping houses (a 20+ year carpenter with nearly exclusive experience with old houses). Unfortunately, its becoming a fad has killed the profitability, in my book. Slow and steady is the way for me (if you call %0 annual appreciation slow).

    M Rad

    • Yana says:

      Good thoughtful post, but what I’m curious about is how much the total purchase price is after you add the interest on the purchase price of $100,000 after the full term of the loan. Have the tenants paid the interest as well?

      • M Rad says:

        Thanks for the question Yana.

        Yes, the rent collected has paid for principal, interest, real estate taxes and property and liability insurance, all of which are included in my mortgage payment. When I average out misc maintenance and repairs, I arrive at the $350 monthly cash flow number.

        M Rad

        • Yana says:

          M Rad, that’s great. You must be doing it right 🙂 It helps a lot if you can do a good deal of maintenance yourself.

  19. I think a house is a horrible investment, but property as an investment vehicle is not… big difference there of course.

    If you’re simply referring to residential property (ie less than four units) you’re probably right. However, real estate offers things that the stock market can’t which are most appealing.

    -sweat equity.
    -your own business
    -the ability to directly change ROE, profit margins, etc…
    -the ability to gain significant tax benefits
    -minimal transaction costs through 1031 exchanges.
    -complete ownership

    Having been exposed to real estate investors at many stages of their careers it seems to me that over a long period (20-30 years) these guys beat the stock market significantly. However they also tend to be guys that play the same strategy as Warren Buffet in that they buy undervalued and hold for long periods of time. If you’re not worth a million in 20 years investing in income producing real estate you’re doing something wrong.

  20. says:

    Couple of points:

    – haven’t seen any comments on the idea that living in a private (one family) home is a quality of life thing versus a investment thing. The idea as real estate as an investment (for the average middle class American) is a modern day invention. It’s true a home represents the largest investment for Joe Smith from middle America, but don’t discount property taxes, maintenance, agent fees, when Joe goes to sell in the 30 years.

    – there’s a big difference between residential property as an investment and large unit properties (multi building / units), as Ryan states. (the latter presents a bit more ROI).

    – being a landlord has challenges if you’re a DYI type of person (if you really want to make money you can’t outsource maintenance, rent collection, etc.). Moreover, at least in the large cities, renters are becoming more transient and only living in rental units for a short period of time before moving on (try renting a unit in this market, it’s not fun).

    Good though provoking article.


  21. Aaron N. says:

    What about real estate as an investment if you have the cash to buy rental properties outright?

    Obviously there’s still risk involved, but your return would be a quite a bit higher without losing money on the interest due on a mortgage.

    Just a thought to trigger some discussion.

    • Jake S. says:

      You are buying an income stream, not just the wood and dirt. Instead of buying 1 property with $100,000 of your own money, you could finance 5 $100,000 properties with $20,000 of your own money for each. So you get the income from $400,000 you didn’t even spend plus the $100,000 you put down. All finance charges are easily paid back many times over by rents.

  22. Yana says:

    Jake – you’ve inspired me to ask a question, since you brought up finance charges. Let’s say that I purchase a home for $300,000, put $30,000 down and finance it at 5%. This loan lasts for 30 years. What is the total amount I will pay for this home, including interest? I actually do not know how to figure it out.

  23. ephilly says:

    With all due respect, I have lived in two major U.S. cities and have met many people. I have never met an average joe who made it big in the stock market. I have met stockbrokers who make a good living due to charging clients $200 a pop for a sit down and they put that money in the stock market- or better yet U.S. bonds, while they invest their client’s money in the market. On the otherhand, I know 5 regular people who invested in properties in their early twenties and do not have to work at all by the time they reached their early forties. I know someone who invested $8,000 on a property in the Northern Liberties section of Philly in 1990- and he just sold it for $365,000.

  24. ephilly says:

    Adding to my last post-

    None of the people spent a lot of money on the properties either. They bought in up and coming/ shady areas for $20,000 or less and put another $5,000-10,000 in renovations. To the person who claims real estate is a horrible investment- please travel to South Philly or Brooklyn and ask Lanlords how they feel.

  25. Jim,

    I don’t think you see the advantages of real estate investing. I think you are looking at it from a dealer (active income standpoint as well).

    Real estate is one of the few business where you can use other peoples money to make a lot of money. For instance if I decided to trade stocks who would lend me $100,000 to get started? No one.

    Leverage is the key to investing in real estate. And you can buy a piece of property for as little as $1,000 out of pocket.

    Here is a scenario with a real lender.

    I find a house that is financially distressed selling for $57,000 but the real estate in the neighborhood its in is selling for $100,000.

    My hardmoney lender will lend me 70% of the after repair value (perfect condition market value) of the home. They have a $0 down program but I put $1000 down earnest money to secure the deal. (Gateway Mortgage). It will take me about $10,000 to fix the property.

    So I have a loan for up $67,000 to purchase and fix this home that is worth $100,000. I just captured $30,000 in equity. I rent the home out for $1,000 / mo. and my mortgage payment is $650 per month. I collect $350 / mo positive cashflow.

    The market appreciation in my area is stable so it grows at about 4% in the next 5 years my investment property is worth $105,000 when I go to sell.

    Because I have mortgage on my property and I get to use depreciation I get to write off my income from the property so I pay virtually no taxes (my tenant take care of all that with rent).

    When I sell I don’t pay capital gains because I put it in a 1031 exchange to trade up for a new bigger cashflow property.

    So I just showed you how to turn $1000 into a $25,000 (after commissions) of networth and $17,500 worth of tax free income in 5 years. That is a 425% ROI. I haven’t seen anything like that in the stock market.

    I mean you are putting money into the properties but it not your money. That is how real estate can make more millionaires than any other industry. I will admit that it is harder to break into than the stock market because you will need credit and income to do deals like the one described. But you cannot beat the return on investment.

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