If no, invest in the debt.However, you will want to define what out perform means to you..... becasue to some being debt free is far more valueable then additional debt even it's income producing.

The stock has the margin typically paid for by the stock appreciation reducing the net appreciation achieved by the investor.RE ideally produces positive cash flow but the stock may provide a dividend. 

Thanks for the comments, the HELOC is on an investment property that has a good cash flow that will almost cover the HELCO payments,,the purchased properties will produce a small positive cash flow,  My thinking now is not to go all in but use only half the funds,  I never considered if the lender will accept heloc funds as a down pmt,  Thanks again

$40k to produce $12k annually is a very good return (30% return). 

The rate itself can get high if you are working with significantly large amounts of IRA capital - but even then will apply to only a small fraction of the income produced by an IRA investment property that is debt-financed. 

Yes Properties that are already income producing will always appraise for higher than a vacant equivalent 

Its short term and produces instant gratification, and you can use a loan to do a flip with minimum cash in the deal.

Your probably right I should get out of real estate I'm only worth 4m in unleveraged real estate that produces 45k a month and my average returns are between 25-45%.

Ideally, I would want a trustworthy real estate agent to be able to guide me to the right, affordable property that can produce safe rental cash flow.

The ones you mentioned are national franchise and low volume producers will not make any dough.