Should I invest in real estate to rent, real estate to live in, or just stocks and bonds to earn 10-15%?
"You are in your mid 30's and have 250,000 to put aside for investments- that is a fantastic position to be in. First, let's evaluate all the options you listed. Option 1 I could buy two studio apartments in the center of a European capital city and rent out one apartment on short-term rental and live in the other. Occasionally I could Airbnb the apartment I live in to allow me to travel more (one of my life goals). To say ""European capital city"" is such a massive generalization, I would disregard this point based on that alone. Athens is a European capital city and so is Berlin but they have very different economies at this point. Let's put that aside for now. You have to beware of the following costs when using property as an investment (this list is non-exhaustive): The positive: you have someone paying the mortgage or allowing you to recoup what you paid for the apartment. But can you guarantee an ROI of 10-15% ? Far from it. If investing in real estate yielded guaranteed results, everyone would do it. This is where we go back to my initial point about ""European capital city"" being a massive generalization. Option 2 Take a loan at very low interest rate (probably 2-2.5% fixed for 15 years) and buy something a little nicer and bigger. This would be incase I decide to have a family in say, 5 years time. I would need to service the loan at up to EUR 800 / USD 1100 per month. If your life plan is taking you down the path of having a family and needed the larger space for your family, then you need the space to live in and you shouldn't be looking at it as an investment that will give you at least 10% returns. Buying property you intend to live in is as much a life choice as it is an investment. You will treat the property much different from the way something you rent out gets treated. It means you'll be in a better position when you decide to sell but don't go in to this because you think a return is guaranteed. Do it if you think it is what you need to achieve your life goals. Option 3 Buy bonds and shares. But I haven't the faintest idea about how to do that and/or manage a portfolio. If I was to go down that route how do I proceed with some confidence I won't lose all the money? Let's say you are 35 years old. The general rule is that 100 minus your age is what you should put in to equities and the rest in something more conservative. Consider this: This strategy is long term and the finer details are beyond the scope of an answer like this. You have quite some money to invest so you would get preferential treatment at many financial institutions. I want to address your point of having a goal of 10-15% return. Since you mentioned Europe, take a look at this chart for FTSE 100 (one of the more prominent indexes in Europe).  You can do the math- the return is no where close to your goals. My objective in mentioning this: your goals might warrant going to much riskier markets (emerging markets). Again, it is beyond the scope of this answer." "To be completely honest, I think that a target of 10-15% is very high and if there were an easy way to attain it, everyone would do it. If you want to have such a high return, you'll always have the risk of losing the same amount of money. Option 1 I personally think that you can make the highest return if you invest in real estate, and actively manage your property(s). If you do this well with short term rental and/or Airbnb I think you can make healthy returns BUT it will cost a lot of time and effort which may diminish its appeal. Think about talking to your estate agent to find renters, or always ensuring your AirBnB place is in good nick so you get a high rating and keep getting good customers. If you're looking for ""passive"" income, I don't think this is a good choice. Also make sure you take note of karancan's point of costs. No matter what you plan for, your costs will always be higher than you think. Think about water damage, a tenant that breaks things/doesn't take care of stuff etc. Option 2 I think taking a loan is unnecessarily risky if you're in good financial shape (as it seems), unless you're gonna buy a house with a mortgage and live in it. Option 3 I think your best option is to buy bonds and shares. You can follow karancan's 100 minus your age rule, which seems very reasonable (personally I invest all my money in shares because that's how my father brought me up, but it's really a matter of taste. Both can be risky though bonds are usually safer). I think I should note that you cannot expect a return of 10% or more because, as everyone always says, if there were a way to guarantee it, everyone would do it. You say you don't have any idea how this works so I'd go to my bank and ask them. You probably have access to private banking so that should mean someone will be able to sit you down and talk you through. Also look at other banks that have better rates and/or pretend you're leaving your bank to negotiate a better deal. If I were you I'd invest in blue chips (big international companies listed on the main indeces (DAX, FTSE 100, Dow Jones)), or (passively managed) mutual funds/ETFs that track these indeces. Just remember to diversify by country and industry a bit. Note: i would not buy the vehicles/plans that my bank (no matter what they promise, and they promise a lot) suggest because if you do that then the bank always takes a cut off your money. TlDr, dont expect to make 10-15% on a passive investment and do what a lot of others do: shares and bonds. Also make sure you get a lot of peoples opinions :)" "Are there other options I haven't thought of? Mutual funds, stocks, bonds. To buy and sell these you don't need a lawyer, a real-estate broker and a banker. Much more flexible than owning real estate. Edit: Re Option 3: With no knowledge of investing the first thing you should do is read a few books. The second thing you should do is invest in mutual funds (and/or ETFs) that track an index, such as the FTSE graph that was posted. Index funds are the safest way to invest for those with no experience. With the substantial amount that you are considering investing it would also be wise to do it gradually. Look up ""dollar cost averaging.""" That your asking is a good first step towards taking control of your future. But truly, you must seek the advice of a personal consultant that is much more in tune with your finances that anyone out here in the public will be.  You can get this type of advice locally, or if you want something online, I suggest oDesk or something similar to find a large pool of people and to efficiently find the right person for suited for your situation.
"leverage amplifies gains and losses, when returns are positive leverage makes them more positive, but when returns are negative leverage makes them more negative. since most investments have a positive return in ""the long run"", leverage is generally considered a good idea for long term illiquid investments like real estate.  that said, to quote keynes: in the long run we are all dead. in the case of real estate specifically, negative returns generally happen when house prices drop. assuming you have no intention of ever selling the properties, you can still end up with negative returns if rents fall, mortgage rates increase or tax rates rise (all of which tend to correlate with falling property values). also, if cash flow becomes negative, you may be forced to sell during a down market, thereby amplifying the loss.  besides loss scenarios, leverage can turn a small gain into a loss because leverage has a price (interest) that is subtracted from any amplified gains (and added to any amplified losses). to give a specific example: if you realize a 0.1% gain on x$ when unleveraged, you could end up with a 17% loss if leveraged 90% at 2% interest. (gains-interest)/investment=(0.001*x-0.02*0.9*x)/(x/10)=-0.017*10=-0.17=17% loss one reason leveraged investments are popular (particularly with real estate), is that the investor can file bankruptcy to ""erase"" a large negative net worth.  this means the down side of a leveraged investment is limited for the highly leveraged investor. this leads to a ""get rich or start over"" mentality common among the self-made millionaire (and failed entrepreneurs).  unfortunately, this dynamic also leads to serious problems for the banking sector in the event of a large nation-wide devaluation of real estate prices." As a general rule, diversification means carrying sufficient amounts in cash equivalents, stocks, bonds, and real estate.   An emergency fund should have six months income (conservative) or expenses (less conservative) in some kind of cash equivalent (like a savings account).  As you approach retirement, that number should increase.  At retirement, it should be something like five years of expenses.  At that time, it is no longer an emergency fund, it's your everyday expenses.  You can use a pension or social security to offset your effective monthly expenses for the purpose of that fund.  You should five years net expenses after income in cash equivalents after retirement.   The normal diversification ratio for stocks, bonds, and real estate is something like 60% stocks, 20% bonds, and 20% real estate.  You can count the equity in your house as part of the real estate share.  For most people, the house will be sufficient diversification into real estate.   That said, you should not buy a second home as an investment.  Buy the second home if you can afford it and if it makes you happy.  Then consider if you want to keep your first home as an investment or just sell it now.   Look at your overall ownership to determine if you are overweighted into real estate.  Your primary house is not an investment, but it is an ownership.  If 90% of your net worth is real estate, then you are probably underinvested in securities like stocks and bonds.  50% should probably be an upper bound, and 20% real estate would be more diversified.   If your 401k has an employer match, you should almost certainly put enough in it to get the full match.   I prefer a ratio of 70-75% stocks to 25-30% bonds at all ages.  This matches the overall market diversification.  Rebalance to stay in that range regularly, possibly by investing in the underweight security.  Adding real estate to that, my preference would be for real estate to be roughly a quarter of the value of securities.  So around 60% stocks, 20% bonds, and 20% real estate.  A 50% share for real estate is more aggressive but can work.   Along with a house or rental properties, another option for increasing the real estate share is a Real Estate Investment Trust (REIT).  These are essentially a mutual fund for real estate.  This takes you out of the business of actively managing properties.   If you really want to manage rentals, make sure that you list all the expenses.  These include:   Also be careful that you are able to handle it if things change.  Perhaps today there is a tremendous shortage of rental properties and the vacancy rate is close to zero.  What happens in a few years when new construction provides more slack?   Some kinds of maintenance can't be done with tenants.  Also, some kinds of maintenance will scare away new tenants.  So just as you are paying out a large amount of money, you also aren't getting rent.  You need to be able to handle the loss of income and the large expense at the same time.   Don't forget the sales value of your current house.  Perhaps you bought when houses were cheaper.  Maybe you'd be better off taking the current equity that you have in that house and putting it into your new house's mortgage.  Yes, the old mortgage payment may be lower than the rent you could get, but the rent over the next thirty years might be less than what you could get for the house if you sold it.  Are you better off with minimal equity in two houses or good equity with one house?   I would feel better about this purchase if you were saying that you were doing this in addition to your 401k.  Doing this instead of your 401k seems sketchy to me.  What will you do if there is another housing crash?  With a little bad luck, you could end up underwater on two mortgages and unable to make payments.  Or perhaps not underwater on the current house, but not getting much back on a sale either.   All that said, maybe it's a good deal.  You have more information about it than we do.  Just...be careful. Important to take note that Buffett is not directly investing in real estate. He bought a lot of stock in a real estate company that owns a lot of real estate (a REIT). Buffett typically buys stocks in companies that have good fundamentals in industries where he sees potential for growth. So indirectly he is betting on real estate, but holding stock in a REIT is much different than owning properties. @victor has the most descriptive and basic idea on how this is done.  The only thing I would add is that one benefit to real estate is that you can control how much the property is worth.  By increasing rents and making the property one of the best in the neighborhood, you increase the value. As for the comment that this is the type of investing that caused the 1929 stock market crash, there are many other aspects that are overlooked.  Taking equity out of real estate has been happening long before and after the depression.  People do it all the time by taking out home equity loans, just not everyone uses it to purchase another investment. The standard advice is that stocks are all over the place, and bonds are stable. Not necessarily true. Magazines have to write for the lowest common denominator reader, so sometimes the advice given is fortune-cookie like. And like mbhunter pointed out, the advertisers influence the advice. When you read about the wonders of Index funds, and see a full page ad for Vanguard or the Nasdaq SPDR fund, you need to consider the motivation behind the advice. If I were you, I would take advantage of current market conditions and take some profits. Put as much as 20% in cash.  If you're going to buy bonds, look for US Government or Municipal security bond funds for about 10% of your portfolio. You're not at an age where investment income matters, you're just looking for some safety, so look for bond funds or ETFs with low durations. Low duration protects your principal value against rate swings. The Vanguard GNMA fund is a good example. $100k is a great pot of money for building wealth, but it's a job that requires you to be active, informed and engaged. Plan on spending 4-8 hours a week researching your investments and looking for new opportunities. If you can't spend that time, think about getting a professional, fee-based advisor. Always keep cash so that you can take advantage of opportunities without creating a taxable event or make a rash decision to sell something because you're excited about a new opportunity. Investing in mutual funds, ETF, etc. won't build a large pool of money. Be an active investor if your nature aligns. For e.g. Invest in buying out a commercial space (on bank finance) like a office space and then rent it out. That would give you better return than a savings account. In few years time, you may be able to pay back your financing and then the total return is your net return. Look for options like this for a multiple growth in your worth. I think it depends entirely on your risk tolerance. Putting money in individual stocks obviously increases your risk and potentially increases your reward. Personally (as a fairly conservative investor) I'd only invest in individual stocks if I could afford to lose the entire investment (maybe I'd end up buying Enron or Nortel). If you enjoy envesting and feel 10% is an acceptable loss I think you have your answer There is the opportunity cost.  Let's say it cost you $1000 to buy 0.25% discount. Over N number of years that saves you let's say $2000 thus your profit is $1000. What if you took that $1000 and invested it? Would you have more than $2000 after N number of  years? Obviously answering this question is not easy but you can make some educated guesses. For example, you can compare the return you'll likely get from investing in CD or treasury bond. A bit more risky is to invest in the stock market but an index fund should be fairly safe and you can easily find the average return over 5 - 10 year period.  For example, if your loan is $200,000 at 0.25% per year you'll get $500 in savings. Over 10 years that's $5000 - $1000 to buy the point, you end up with $4000.  Using the calculator on this site, I calculated that if you invested in the Dow Jones industrial average between 2007 and 2017  you total return would have been 111% (assuming dividends are reinvested) or you would've had a total of $2110.  I'm not sure how accurate those numbers are but it seems likely that buying points is a pretty good investment if you stay in the house for 10 years or more.