Tex117 said:

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I know how it works. And there are so many assumptions in your example, I can't even begin to start addressing them.

And middle class is still very important in my example.

There is plenty of scholarship out there to explain the rent v buy decision and why both can yield significant returns, especially over the long term and if you can get enough money in the market to get the magic of compounding. (As I said. 2 million is where it starts to really take off, but around 1 million is where things do start to move).

In the end, and its ALWAYS my point in popping into these threads that owning a house is not the only or best path to amass wealth. If one builds an investment strategy that accounts for rent (and the income of the individual in terms of how much they can invest in the market), one can easily make more money investing than in real estate over the long term.

I don't understand why its so hard for some of yall to understand that.

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I don't think anyone is refuting that there might be multiple avenues toward success. But since 2008, the #1 wealth builder for the middle class has been home equity specifically due to the inherent leverage the average buyer has.

I don't disagree. But I think you would also agree that the time period between the financial crisis in part caused by a sub-prime mortgage crisis and a low interest environment is an exception rather than the norm. The question is better viewed through multiple decades and significant investment.

I do think there are plenty of people on these threads that believe that home ownership is the ONLY path or the unequivocally BEST path to amass wealth. Its not. Especially while viewed over the course of decades (and orders of magnitude).

The time period between 2008 and 2020, and the massive devaluation of the dollar and monetization of our deficits and debts is what made all forms of investing extremely lucrative. People are going to have a really tough time adjusting to a regime where everything doesn't just inherently go up.

This. Lots of multifamily syndicators caught with their (and their LP's) pants down when cap rates stopped compressing. Will 2025 or 2026 be the year of reckoning when the note comes due?

I don't disagree at all.