FWIW, our model with investing has largely been "set-n-forget" following the Couch Potato strategy. (www.canadiancouchpotato.com) and was discussed with Dan in person at CM*TO, and via email, and we have great confidence in our extremely simple $VAB, $VXC, $VCN portfolio.
However, much of our growth has been from contributions and currently the portfolio isn't showing the sort of growth we see from our rentals.
I equate the capital growth of the rentals to share price increases in the portfolio.
I also equate rents from our tenants in the rentals to dividends in the portfolio.
Accurate or not, in my head, this works. I can live off the rents coming in without touching my capital. It is dependable. It is only interrupted if a vacancy occurrs, and I know I will recoup my losses in the event of a weeks-long vacancy through a rent increase to the incoming tenant. I have faith in the dependability of the rentals on the cashflow side. On the capital side there is a little friction right now, but I am comfortable with it, because I believe that the capital value will bounce back in a couple years if a depression happens, and because our capital increases (Ontario Market) are rid-fucking-iculous. However... Real life comes into play here too, and I am missing too much of my family time to grass cutting/fixing/book keeping/etc. and I'm too cheap to pay a property manager 15-20% to manage the properties (local rates).
So there is some appeal to converting the equity in the properties into cash and sliding that into our portfolio. The ETFs have consistently hovered in the 4-6% range over the past 10 years or so, but that has been cap growth with our dividends put back in. Can we see enough in dividends - cash - flowing back from the investments at $1.2MM or so to support our family in a medium COL community, assuming no mortgage or other major debt. That's the heart of the question.
I may just open a case study, but then I'll have folks pile on with comments about how we should retire tomorrow, which is currently not feasible for me without taking divorce court costs and child support into account. Hence the cash flow question as I try to structure a replacement for daily income in a way that palatable to my family.
My apologies. I think I can be of some help since I own several rental properties but have a majority of my networth in stocks. First of all don't discount the capital gains on stocks, they along with dividends combine to equal the return. If a company continues losing money, they will eventually have to lower or discontinue their dividends. Stock appreciation and dividends are linked. Likewise, realize that property values and rents are also linked. If your particular area has a Detroit like collapse in home values because jobs leave or for whatever reason people begin moving away, the rental values will follow along shortly. This is based on supply and demand.
Here is how I weigh the two options:
Real estate:
1. How much equity do I have in the house? Estimated selling price minus selling costs.
2. How much income does it bring in?
3. What are my likely expenses? property taxes, vacancy (2 months every 4 yrs), mortgage interest, turn costs, long term (roof, kitchen remodel, etc)
4. How much time do I spend working on it, answering texts and phone calls, thinking about it? And what dollar value do I place on my time?
5. What is the ROI? #2 minus #3 and #4 divided by #1.
6. multiply this number by your tax rate because you mostly have to recognize it as regular income.
7. I don't include expected home value appreciation in my calculations but in my particular area, I don't see much more room for increase. If you feel differently about your area, feel free to include that in #2.
Stocks:
1. I assume 5% real return to be on the conservive side.
2. 2% of which is dividends, but like I said it makes no difference to me how I get the return.
3. 0% taxes because I plan on being in the 0% capital gains and dividend bracket
Usually rental properties come out ahead in my calculations. But they are a little more risky. A renter could destroy an individual house, a particular area could collapse economically, the housing market could collapse as a whole. Whereas invested in an index fund, your main risk is the stock market collapsing. It could happen, but a severe sustained collapse of the stock market would probably take housing and rents down with it.
If you are dealing with a high class of renters and a newer home, then rentals aren't too bad. If you are in an older neighborhood, with a lower class of renters, its going to be a huge headache. At which point I would rather work my cushy remote deskjob than deal with the stress and frustration in order to get the higher return.