Your info about Index appreciation is wrong

Rental properties have many advantages, such as:

• Inflation-proof asset, slow but steady positive appreciation;
• Eligible for 1031 exchange, deferred capital gain payment;
• Refinance opportunities to minimize interest-related risks;
• Mortgage interest eligible for tax deduction;
• Property appreciation can be utilized for HELOC to take advantage of potential great investment opportunities;
• Rental payment is superior to covered call premiums without assets being called away;
• Gift rental properties to next generation without paying capital gain tax until sale of the properties, providing immediate cash flow for the children;
• And much more;

BTW, you present index appreciation incorrectly; Here is my calculation for various index CAGR (compound annual growth rate)

• DJI since 1970, CAGR is 7.12% as of today;
• SPX since 1970, CAGR is 7.31% as of today;
• IXIC since inception on 6/1/1973, CAGR is 10.03% as of today;
• NDX (Nasdaq-100) since inception on 1/31/1985, CAGR is 12.99% as of today;
• SPY (SP500) since inception on 1/29/1993, CAGR is 7.58% as of today;
• QQQ (Nasdaq-100) since inception on 3/10/1999, CAGR is 8.08% as of today;

Based on my calculation, your info about 標普500指數過去50年的平均年化收益率是11%。而自1986年成立以來，納斯達克100指數的平均年化收益率是17% is terribly wrong. If the baseline is correct, investment on rental property (10% CAGR) beats SP500 (aroung 7.5%) soundly;