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Why not just buy a reit and be done with it?

Better returns. VGSIX is yielding 3.8% for example. At that level of return I'm better off paying off my mortgage.

VGSIX holds many different kinds of REITs including retail, office, industrial - so imo not a good example.

The Dow Jones US Residential REIT index is up 7.3% YTD and 12.20% over 1 year.

because US government at pays 1/3 of your interest cost back to you! so in reality you only get 2.5% !