Real Estate Without the Hype: When Property Actually Works (And When It Doesn't)

Want a clear-eyed view of real estate without the hype? We cut through the myths that make property feel safer than it is and break down the forces that actually move returns: inflation, interest rates, and the brutally simple math of affordability. From the power of a 30-year fixed mortgage to the headwinds facing today's buyers, we show when housing is a genuine hedge and when it's just an expensive way to buy stress.

We draw a sharp line between beta and alpha. Beta is buying the market—rentals that "should work" if rates fall and rents rise. Alpha is earned through local knowledge, zoning paths, smarter contracts, and density plays that unlock value. If your deal can't afford a property manager, it's not passive income—it's a job. We dive into turnover math, vacancy risk, and why one empty month can erase a year of slim cash flow.

We also tackle overlooked hazards: insurance markets shifting under wildfire risk, liability that sits on your shoulders, and policy changes like rent controls or rising property taxes that act like a stealth wealth tax. Then there's leverage—the real engine of real estate returns. Fixed-rate debt converts modest appreciation into meaningful equity growth over time, but it cuts both ways. That's why disciplined underwriting and diversification across markets and property types matter.

One more critical point: avoid using self-directed IRAs for direct rentals. You give up tax benefits, introduce compliance landmines, and blunt the very leverage that makes property compelling. Through it all, one principle holds: it's always a great time to buy a great deal, and a bad time to buy a bad one.

KEY TOPICS:
Inflation and rates as primary return drivers
Homeownership as a long-term hedge with fixed mortgages
Affordability math: prices, rates, and wages
Market outlook: slow grind with fewer tailwinds
Rising insurance and liability risks
Policy threats: rent controls and property tax hikes
Why property management is a must-have cost
Honest turnover and vacancy math
Beta vs alpha: local edge beats broad market exposure
Self-directed IRA traps to avoid
Diversifying across markets and property types

Find Du Charme Wealth Management here:
https://ducharmewealth.com

DISCLAIMER:
Information presented on this program is believed to be factual and up-to-date, but we do not guarantee its accuracy, and it should not be regarded as a complete analysis of the subjects discussed. Discussions and answers to questions do not involve the rendering of personalized investment advice, but are limited to the dissemination of general information. A professional advisor should be consulted before implementing any of the options presented. Encompass More Asset Management LLC is a registered investment adviser with the U.S. Securities and Exchange Commission (SEC) and only transacts business in states where it is properly registered, or is excluded or exempted from registration requirements.

[00:00:00] Disclaimers And Opening
[00:06:00] Own Your Home As Long-Term Hedge
[00:12:05] Headwinds And Slow-Grind Thesis
[00:18:15] Overlooked Risks: Insurance And Liability
[00:24:05] Diversification Beyond Real Estate
[00:29:20] Underwriting Turnover And True Cash Flow
[00:35:30] Beta Versus Alpha In Practice
[00:41:00] Gold Versus Housing: The Leverage Lesson
[00:52:00] How We Help And Final Takeaway