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      "body": "thanks for the feedback",
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      "body": "Its not quite an apples to apples comparison. The real estate becomes a second job actually a company itself. By the time its more than a few houses it will become a full time job or you have to cut into your return numbers to pay others to help out. That said I do believe that you are fundamentally right that you need real estate to be able to get out of the rat race. The 401K is just a poor cousin to the pension system that corporate america has now all but done away with. \n\nPenalty free withdrawal from 401K is 591/2 not 65.\n\nA Roth 401K which would be a good comparison based on the way you drew up the numbers and would mean that a lot of the distribution later would be tax free which is convenient.\n\nI see both investments as valuable investing in different asset classes that gives you a hedge should one or the other of the markets correct.  The fact is the 401K will give you true passive income when you are too old or sick to make other decisions. Also your partner after you are gone may not be as enthusistic to run a real estate empire as you. So having some diverse sources of income that you dont have to do too much to get is not a bad thing.",
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      "body": "Mainstream Media \"Max out your 401K!\"\n\nGrowing up we were always taught by our parents, \"Max out your employer 401K. You will be a millionaire when you get older!\". I decided to challenge this thought and compared two hypothetical scenarios. So basically you have two corporate guys age 25 making the same salary of 50,000 a year. They each contribute 12,000 a year to 401k and real estate respectively. How you ask? Lets just say they lived in their mom's basement all 30 years for this hypothetical situation :) This will be a 30 year analysis.\n\n\nAssumptions to keep this simple: \n1. Salary stays at 50K for all 30 years\n2. I will not take into account inflation\n3. Contributions of $12,000 a year will remain stable for 30 years\n\n401K \n\n401K is pretty straightforward. I just plugged it in a 401K generator online. Salary is 50K, The dude is contributing 24% of his salary (12,000 a year)! Annual rate of return is around 8%. The employer will match 100% up to a maximum of 6% of the employee's contributions. \n\nHere are the results:\nTotal 401k fund balance when the guy is 55 is $1,772,017 (source: bankrate.com). Let's say the guys lives off of his annual returns of 6% a year, ($1,772,017*8%), he will make $141,761.36 a year. Assuming he withdraws the whole amount of his 8% returns year after year.\n\nSummary:\nTotal contributions with employer ($1,772,017 million)\nTotal Yearly income from returns: $141,761.36/yr\n\n\nReal Estate Analysis\nThe real estate guy can only buy his 1st real estate house at the end of year 1, after he has saved up a total of $12,000. \nFacts and Assumptions: \n1. The guy will buy his houses mostly in secondary markets where he can afford to buy 80K single family homes and putting down payments of $12,000 per property.\n2. To keep it simple all of his deals will be 80K houses and down payment of $12,000 per house for all 30 years. \n3. His cash flow for each rental property, taking into account tax benefits, property taxes, depreciation, mortgage, insurance, repairs, vacancy, etc....is a conservative $100 per month which is by the way a 10% return cash on cash from his 12K investment. \n($100/mo. X12 = $1,200 /yr which is a 10% return from the 12K downpayment).\n\nSo the first few years he will only be able to buy 1 house per year until he can build up a large enough real estate empire from his cash flows to buy multiple houses per year. So basically the guys never touches his cash flows or spends it. He leaves it in his real estate back account until he has enough in there to buy an extra property with a 12K down payment. At the end of 30 years, he stops buying real estate and just lives of his cash flows.\nSee excel spreadsheet for detailed analysis.\n\n\n\n\n\n![Screen Shot 2017-10-24 at 4.22.05 PM.png](https://steemitimages.com/DQmPdTfwZVnbEJnuhGgLFChbRC3JxnzRp5H5S7FHkRFP25e/Screen%20Shot%202017-10-24%20at%204.22.05%20PM.png)\n\nContribution: Represents how much money is able to contribute to buy a house. He is only able to contribute 12K a year for the first few years until he builds up enough cash flow from his rental property to contribute more in multiples of 12K. \n\nCash Flow: Represents how much money or passive income he is generating from his real estate properties. \n\nBank: Represents his real estate bank account. The amount in the bank should continue to get larger and larger from his cash flows and will only diminish when he decides to buy an extra property (multiples of 12K). \n\nResults:\nTotal contributions (including the cash flows year after year from all of this real estate properties): $1,800,000\nTotal cash flow per year at yr 30: $178,000\nTotal number of properties owned: 150 properties ($1.8 mil/12k)\nTotal Value of his real estate empire: $12 million (150*80000)\n\nSo at quick glance at cash flows and income per yr, it looks like the real estate guy barely won....but he actually dominated this race because he has over $12 million dollars in property investments. At age 85 and assuming he stops investing at 55, he would have paid off all of his real estate mortgages and he will own 100% of $12 million while the 401K guy is stuck sub $2 million.\n\nReal estate cons: The work of finding the deal and closing it at the right price. 401k is so much easier because all you do is click simple buttons on the screen. You don't even have to sweat.\nThe rental market might be so bad one year that the real estate guy actually suffers negative cash flows!\n\n401k cons: you can only withdraw your money at age 65 or you will be charge a penalty! 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