Good points and I don't feel like counterpointing a lot of it because I'm tired.

I will say though on the returns. I used the 10 years in my house as an example but recall that was not a steady increase. Normally housing should be well below an index. What happened say the last 4 years was that the price of my house went from about 700k to 1.3mil. the 10 year example masks what I was saying. Houses had to 100% be returning more than an index the last 5 years otherwise how do you explain the rampant greed? Corporations AND individuals have been drunk on overleveraging on the residential market. They're not doing that for index rate returns otherwise they'd be in an RRSP.