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I leave tax out always. As for inflation, it means your cashflow gets inflated, therefore better cashflow...

Buying widgey boards with 3% yield is a bad investment, buying a widgey board with a 20% return is good. I would NOT buy a 5% property in todays market or any market any time soon. Unless it was a 4-8 week flip or a dev site being built on immediately. If people are getting 3-4% yeild...