REIT
ALPS Active REIT ETF
stock NASDAQ ETF

REIT ETFs are a scam

I have about 28 positions. Reinvest all profits. REIT's etc. Streamlining regularly twice a year

It is the same reason investors buy MAIN when it sells at a premium and many other BDCs pay higher yields. It is such a quality company that the perception is that it is less risky. O has a similar perception, a very well managed REIT.

Schwab has some dubious asset allocation choices.
In addition to the REIT issue you identified, they deliberately over-allocate to cash in their robo advisor “intelligent portfolios.”

**Everything, Everywhere, All at Once: The Boring REIT Reinvents Itself:**
Good old $O just reported earnings, and they were solid. Adjusted funds from operations, or AFFO, which removes capital expenditures, tenant improvements, leasing commissions, and other non-cash items from FFO, came in at $1.09 per diluted share for the quarter, up 3.8% year over year. Management expects full-year 2026 AFFO to range from $4.44 to $4.45, representing a roughly $0.03 increase from their initial 2026 estimate.
The company's earnings call was heavily focused on its new private capital vehicles, in which it is leveraging its real estate transaction strengths and competencies to manage institutional assets across three separate funds. The company is also rapidly diversifying funding streams globally.
Realty Income's expansion in Europe as well as its growth in the data center sector were also prominent topics during the earnings call. Sumit Roy, the CEO, highlighted the portfolio's diversification, including investment-grade tenants, which accounted for 38% of new investment clients during the quarter.
Finally, Realty Income is on track to deploy $10 billion in capital this year. They have initiated a $6 billion deal with Cloud Capital, with Realty Income owning a 45% stake in a trio of Northern Virginia data centers that are already 100% leased to investment-grade hyperscale tenants on 15- to 20-year leases.
I can attach my full write-up and analysis if anyone wants.

That's a really weird structure if it's equity. Equity means you have shares of the investment company.
What is decision making mean? Are the decisions binding or advisory? Advisory means nothing.
If the investment company is structured as a REIT - I think it's very unusual to have shareholders sign a personal guarantee.
Regardless - afaik - an LLC doesn't protect your personal assets if there is a personal guarantee on a loan and there is a default. And I'm not aware of a way around that - since that defeats the concept of a bank asking for guarantors on the loan.

So I looked at this “dividend portfolio” and bro… it’s basically the financial equivalent of eating only Costco samples and calling it a balanced diet.
Here’s the straight talk:
You loaded up on covered‑call ETFs, which is like telling the market, “Nah I don’t need gains, just give me coupons.” SPYI, QQQI, JEPI — all of them literally sell your upside so you can feel good getting monthly pocket change. It’s income now, poverty later.
Then you sprinkled in BXSL, which is a BDC. Translation: “I want high yield but also want to stress-test my blood pressure every time rates move.” It’s fine, but it’s not the foundation of a $150K portfolio unless you enjoy living dangerously.
You added O, the REIT that pays monthly but grows slower than a DMV line. Cute, but it’s not saving you.
And the only actual long-term compounder in the whole thing is SCHD, which is basically sitting in the corner like, “I can’t carry all of you clowns.”
The whole portfolio is:
• High yield
• Low growth
• Capped upside
• No mid-caps
• No small-caps
• No international
• No diversification
• Just vibes and dividends
It’ll hit your 7% yield, sure.
But long-term? You’re basically trading a future mansion for a slightly nicer lunch money allowance.
If you want income and a future, you need at least ONE adult ETF in the room (VO, VIG, DGRO, QUAL, RSP). Otherwise you’re running a portfolio that looks like it was built by ChatGPT after three beers and a YouTube video titled “Passive Income HACKS!!!”

Because it takes a couple of years to build the data centers out and it's incredibly capital intensive, requiring large debt. By 2028 these data center companies will be boring REIT like companies, earning billions of 90% margin rental income and paying their debts down. And yes, the demand for compute is only going up so far. The deals these DC companies are getting for their power are improving year on year

One of your own rules is getting broken by the list I think. You said no doubling down on real estate since it's already 50%+ of net worth, but RFI, RLTY and JRS are real estate income funds, DOC is a REIT, and RA and JRI lean real assets too.
The wider version of that is 42 tickers isn't 42 bets. PDI, DSL, DLY, HYT and NPCT are all levered credit, so they load on the same two things, spreads and rates. In a proper spread-widening event they fall together, the leverage forces selling, and the discounts blow out at the same time. That's when the diversification you're paying fees for doesn't show up.
Which matters for the question you actually asked. Taking this from 15% to 50% of net worth doesn't move you out of your rentals. It stacks leverage on risks you already own a lot of.

Based on my own research, these positions have great upside capital appreciation and dividend potential for 2027.
Looking at the upside, the risk should be acceptable. That just me though.
I have more that I hold mostly for dividends (REIT's , RFM, etc.) that are way below than these but have decent "promise" of growth.
Just wondering if I am on the right path on my limited journey in the PSE....
https://preview.redd.it/7n0ui9ijcihh1.jpg?width=1600&format=pjpg&auto=webp&s=682bc1f82bd5d5d99e51dffef64f8429a50e73ac

Thank you for this detailed report. Before investing, I looked at REITs and Invits, and chose Indigrid because it seems to be the best at managing debt, acquiring new assets and also has capital appreciation with low risk of downside.
I didn't wanna invest in REIT, because 5-6% dividend payout along with roughly 5-8% capital appreciation isn't worth the concentration risk. My overall family portfolio is already 75% real estate. And I also think real estate is in its own bubble, especially the residential sector, and risk-prone to job losses in IT industry.
Highway invits were discarded as well because their cashflow depends upon tourism and it's not consistent. Power sector is the only sector which has a clear tailwind and can only go up from here. Once the datacenters start getting built, we'll need huge amounts of power.
If Indigrid can give me 8-9% dividend, and even 3-4% capital appreciation per year, it's enough for me. 12% is the maximum return I want from such an investment, over a period of 5-10 years.

Indigrid is not a normal stock. It is an infrastructure investment trust, similar to REIT. They invest in assets, generate cash flow and pay dividends. It's not something like ITC or Vedanta.
I want to generate dividend income because my parents pension will barely be 7-8 lakh per year. I have a slab of 4-5 lakh each, to generate tax free income. Sure FD works too, but only gives 8% for senior citizens. I consider 7-8% as inflation. At 10.5% dividend, not counting the share price appreciation, I'm comfortably beating inflation.

In the past 10 yrs, Manulife Asia Pacific REIT Fund of Funds grew by a measly 19%. Annualized, that's only 1.78% per year.
Ang taas pa ng annual management fee -- 1.75% per year.
It's a no for me.

any holder po ng : Manulife Asia Pacific REIT Fund of Funds? ano po ang take nyo dito? worth it ba pang long term?

[This may be the single worst hot take I have ever read on this subreddit: "Is now a good time to buy, or are luxury properties already overpriced?"](https://www.reddit.com/r/phinvest/comments/1vfk1pp/luxury_real_estate_market_now_is_it_still_worth_it/) from u/[Key\_Fix\_6095](https://www.reddit.com/user/Key_Fix_6095/), perhaps it's ragebait or a way to get attention and start a conversation. It's worse than that one guy who wrote about [The Rise of the Philippine Kabit Market](https://www.reddit.com/r/phinvest/comments/1hy1wzc/response_to_rise_of_the_philippine_girlfriend/), trying to explain why the market demand for luxury condos was still strong. This is right up there with that; the OP's question is an absurdist and out-of-touch take on a real estate market that is struggling under the weight of inflation, interest rates, and a devaluing currency.
Here's my two centavos as a Filipino urban planner working for a major real estate developer in the Philippines, not the OP's company though. I want to clarify that these are my sole insights and perspectives; I do not represent any organization or company when I make this post. This is a longer response to my original comment.
**These are the hard and immutable facts about the Philippines and the PH real estate market right now:**
* The current inflation rate is at 6.4% based on June 2026 reports, with "[Economists eyeing steady rise of inflation up to 6.8%](https://www.philstar.com/business/2026/08/03/2546514/economists-see-steady-inflation)"
* The current interest rates are at 4.75% based on the Bangko Sentral ng Pilipinas (BSP) rate hike of 25 bps in June, we could see this [rise by an additional 50 bps](https://www.philstar.com/business/2026/07/29/2545401/bsp-sees-slim-chance-50-bp-rate-increase) depending on how our government decides to govern the financial situation. "Slim chance," says BSP Governor Eli Remolona Jr, yet their actions in the last year say that chance, no matter how slim, is likely to be taken up. We have seen two consecutive rate hikes of 25 bps in back-to-back months.
* The Philippine Peso (PHP) is now P61.165 against $1 US Dollar (USD). Though this may help OFWs remitting money to the Philippines, this does not help our import/exports, and considering that the Philippines is a NET IMPORT nation, we feel this Peso devaluation harder than most countries.
* Consider that between April and May of 2026, "[PH remittance growth stayed at 4-year low in May, on the heels of a nearly 4-year low in April](https://business.inquirer.net/600601/ph-remittance-growth-stayed-at-4-year-low-in-may)", whether it's an issue of geopolitical instability or the global crunch on employment, remittance growth at a 4-year low is not a good look for a country where international remittances make up 8.7 to 9% of the GDP.
* Home Affordability is at an all-time low. "Metro Manila’s median condominium price stood at $176,936 - about 19.8 times the median annual household income of $8,957, according to Panao’s analysis. The ratio is far above the commonly used affordability threshold of five times income." ([Inquirer.net, May 2026](https://business.inquirer.net/591381/philippines-among-asia-pacifics-least-affordable-housing-markets))
Does this look like a market where our people, our fellow Filipinos, have the time to ponder the asinine question of "Is now a good time to buy, or are luxury properties already overpriced?"
How can they even think about luxury properties when we struggle to put food on our dining tables, or pay the exponentially increasing rent, utilities, and amortization payments for the car/credit card/condo units?
Now is most definitely NOT a good time to buy. And YES, luxury properties are, and always have been, overpriced, especially in the Philippines. Does it matter if you live in a P28- 110 million Peso condo unit in BGC if you have to suffer the same traffic conditions traveling from Taguig to Quezon City?
Moreover, why would anyone want to buy into Ayala Land at this time? Where every month, a wave of news articles shares just how much ALI, ALP, and its subsidiaries are bleeding so much?
* [Top Philippine homebuilder Ayala Land pauses luxury tower on war fallout](https://www.businesstimes.com.sg/property/top-philippine-homebuilder-ayala-land-pauses-luxury-tower-war-fallout)
* [Ayala Land moves early, pauses Makati luxury tower as war impact hits PH property sector](https://insiderph.com/ayala-land-moves-early-pauses-makati-luxury-tower-as-war-impact-hits-ph-property-sector)
* [Why Ayala Land scrapped Katipunan and paused its Makati luxury project](https://insiderph.com/why-ayala-land-scrapped-katipunan-and-paused-its-makati-luxury-project)
* [Ayala Land Q1 profit drops to P5.4B from P6.9 billion a year ago](https://business.inquirer.net/588012/ayala-land-q1-profit-falls-to-p5-4ba)
* [Ayala Land sinks to lowest level in almost 15 years as housing slowdown bites](https://insiderph.com/ayala-land-sinks-to-lowest-level-in-almost-15-years-as-housing-slowdown-bites)
* [Ayala Land leans on leasing, project deliveries amid uncertainties](https://business.inquirer.net/588335/ayala-land-leans-on-leasing-project-deliveries-amid-uncertainties)
* [Ayala Land price jumps as parent keeps buying ‘undervalued’ shares](https://insiderph.com/ayala-land-price-jumps-as-parent-keeps-buying-undervalued-shares)
* [INSIDER INFO | Ayala Land unit owners hit with bill shock over Tower One makeover](https://insiderph.com/insider-info-ayala-land-unit-owners-hit-with-bill-shock-over-tower-one-makeover)
* [Real estate giant Ayala Land Inc. sold AREIT shares at their steepest discount in years amid investor caution over weaker housing demand and elevated borrowing costs](https://insiderph.com/ayala-land-sells-areit-shares-at-biggest-discount-in-years)
Boy, I could just keep on going, but I think Reddit is going to prevent me from sharing too many hyperlinks... anyway, my point has been made. Maybe, instead of asking questions about luxury condominiums. Take a good, long, hard look at the macroeconomic and microfinancial situation of the Philippines and of the average Filipino.
**So, what does the current housing situation look like from ground zero?**
The government, despite all the corruption, is trying its best to make affordable and socialized housing more widely accessible and raise standards. Just yesterday, I read this article, [Expanded 4PH raises standards for socialized housing](https://www.pna.gov.ph/articles/1281064), which discussed the first PH1/Megawide socialized housing project called Avesta Residences - how each unit has a floor area of 27 square meters and can be configured into a two-bedroom home. That's significantly more sqm than the average studio or one-bedroom in current socialized or heavily subsidized residential buildings, with no configuration for more bedrooms or expansion.
Moreover, there was a [very recent Pag-IBIG loan cap increase to P 10 million](https://bworldonline.com/property/2026/08/04/767715/higher-pag-ibig-loan-cap-seen-boosting-mid-market-housing-demand/), which should lower the barrier of entry for hundreds of thousands of Filipinos, as they seek to purchase their first home. The problem I personally have with Pag-IBIG loans and the general industry of selling condo units is an i[nherent risk of negative equity and being caught in a debt trap with 30-year amortization schemes](https://www.reddit.com/r/phinvest/comments/1urzntn/response_to_how_does_a_condo_unit_become_negative/). Which is why I am being cautiously optimistic about this new development.
Additionally, there is a consistent year-on-year issue of the undersupply of affordable and accessible residential units: "[There is a significant backlog in the Philippines, 6 million to 10 million, across 26 million households](https://urbanland.uli.org/issues-trends/closing-the-housing-gap-in-the-phillipines)," explained Winston Conrad Padojinog, senior economist at the University of Asia and the Pacific, at the most recent Urban Land Institute Philippines Conference, of which I had the pleasure of attending in-person.
For further reading, I highly recommend this amazing write-up by Lynelle Canson on Eurasia Review, "[A Reality Check On Socialized Housing In The Philippines – Analysis](https://www.eurasiareview.com/03062026-a-reality-check-on-socialized-housing-in-the-philippines-analysis/)"; it's one of the best researched and structured analytical reviews I've read, and I'm not afraid to say that much of what was written has changed my perspective of the socialized housing situation in the PH. Unfortunately, my professional career has been focused on affordable housing, horizontal developments, and hospitality - I have yet to work in the socialized housing sub-sector.
Additional links for further reading:
* [Colliers PH: Affordable homes dominate Q1 Metro Manila condo demand](https://insiderph.com/colliers-ph-affordable-homes-dominate-q1-metro-manila-condo-demand)
* [For millions of Filipinos, owning a home is a dream the market was never built to fulfil Risky rent-to-own schemes have grown in popularity as a workaround](https://www.businesstimes.com.sg/property/millions-filipinos-owning-home-dream-market-was-never-built-fulfil)
* [Forget Hong Kong and Singapore, Philippines housing is least affordable: survey Asia is home to 60 per cent of the world’s slum dwellers and some of the planet’s most expensive real estate](https://www.scmp.com/week-asia/economics/article/3349725/forget-hong-kong-and-singapore-philippines-housing-least-affordable-survey)
If you enjoyed reading this post, please consider reading my previous posts:
* [What do you think should happen so that PH housing can be affordable?](https://www.reddit.com/r/phinvest/comments/1utu3eh/what_do_you_think_should_happen_so_that_ph/)
* [Prefabricated (Prefab) Homes: Practical for the Philippines?](https://www.reddit.com/r/phinvest/comments/1vdujf8/prefabricated_prefab_homes_practical_for_the/)
* [How much capital do I need for a multi-purpose court business and similar concepts?](https://www.reddit.com/r/BusinessPH/s/sVqlEUqAOu)
* [Response to Hoping That the Philippines Real Estate Market Crashes as China's Did](https://www.reddit.com/r/phinvest/s/JZRt2QvThm)
* [Response to Honest state of the Philippine Real Estate Industry in 2024?](https://www.reddit.com/r/phinvest/comments/1f8s6cg/response_to_honest_state_of_the_philippine_real/)
* [Response to Rise of the Philippine Girlfriend Market: Why Demand for Luxury Condos Are Still Strong](https://www.reddit.com/r/phinvest/comments/1hy1wzc/response_to_rise_of_the_philippine_girlfriend/)
* [Response to Strategies for Sustainable Net Worth Growth](https://www.reddit.com/r/phinvest/comments/1fp6uy7/response_to_strategies_for_sustainable_net_worth/)
* [Response to What is Generational Wealth? and Why do Condo Prices keep increasing?](https://www.reddit.com/r/phinvest/comments/1fffcyt/response_to_what_is_generational_wealth_and_why/)
* [Philippine REIT's, Eco-towns & Sustainability, and Where do I Invest?](https://www.reddit.com/r/phinvest/comments/1f9osux/philippine_reits_ecotowns_sustainability_and/)
* [Response to Foreclosed (Pag-Ibig) Properties vs Secondary Market](https://www.reddit.com/r/phinvest/comments/1kzj7l1/response_to_foreclosed_pagibig_properties_vs/)
* [Colliers PH: Metro Manila developers need 5 years to unload P130-B housing oversupply](https://www.reddit.com/r/phinvest/comments/1g535xb/colliers_ph_metro_manila_developers_need_5_years/)

I have it summarize all my accounts (IRAs, Roth, Brokerages) plus give general inheritance advice and have it give me an overall analysis however I prompt it to tell me the hard facts and not sugar coat anything.
I did one big change to my Fidelity account, I was keeping money on hand in SPAXX instead of FDLXX which is exempt from CA state income taxes so I'm saving like $400 in state taxes.
I also reduced my REIT exposure since I unfortunately inherited a house (unfortunately because a parent passed) and increased my small cap value percentage and bond percentage because of an incoming inheritance.
I'm using Claude with a project specifically prompted with my complex situation with inheritance. Should I get a fee based advisor and an estate CPA? Probably. lol

My heart goes out to all those affected by this. They did NOTHING wrong, everything they were supposed to and still.... got vaporized.
One thing missing here is this: Many of these youtube "influencers" have been pushing to invest in BTC and ONLY BTC, self-custody/cold wallets and get off exchanges. If you questioned that, you were shut down with the "not your keys, not your coins" argument. Going to need a new slogan after this.
I am new to BTC and still believe in BTC, but never would I put all my eggs in one basket. Chose multiple ETF's using different custodians, then setup a cold wallet and funded it with a tiny, tiny amount. In addition to that I use a 4th exchange to keep a very small sum on.
My reasoning: Blackrock, etc. employs cyber-security experts far more knowledgeable than I. The tiny expense ratio is money well spent IMO, unless you're some cyber-whiz. And no, it's not insured by FDIC/SPIC. But at least there's a chance Fidelity or whoever would make people whole, if they dropped the ball. That and the Fed can always print more $ to give to custodians/big banks (remember the great recession?) to reimburse people. Still, you can and should have low-cost index funds, gold, REIT's etc.
Good rule to live by: No more than 10% in any one investment!
And self-custody?
It's there/built, if the world ends and I need it.

IIPR a REIT that specializes in leasing to cannibis companies.
A yield of nearly 13%
Pharmacann, a big cannibis retailer ain't paying their rent.
Signed a deal with Curaleaf, the big dog of cannibis.
Most american cannibis stocks have lost their momo.

Top 10 dividend payers which is till in my portfolio. Sorted by total all-time accumulated dividends: )

RITM
BIP
ARCC
BHP
SLRC
KMI
SPG
CVX
CHY
DX
Total dividends received from those 10 positions: **$1,620,089**
Top 10 Dividend payers last 12 months
RITM
DX
ARCC
SLRC
BXSL
BIP
CHY
SPG
GBDC
SOBO
Total dividends received the past 12 months from those 10 positions: **$326,201**
Total dividend paying stocks in Portfolio: **49** (out of 60 holdings)
Projected FWD 12 months dividends **$595,642**
Average yield: **5.29%**
Total capital invested: **$321,000 (October 2001)**

**RITM** (REIT) is number 1 - an absolute beast. I'm constantly adding when I can get it below $10. Dividends are extremely well covered and RITM is lead by the best management team in the industry - period.
Top 10 dividend payers still in my portfolio, ranked by total dividends received since I first invested:
1. RITM
2. BIP
3. ARCC
4. BHP
5. SLRC
6. KMI
7. SPG
8. CVX
9. CHY
10. DX
Total dividends received from these 10 positions: $1,620,089
Top 10 dividend payers over the past 12 months:
1. RITM
2. DX
3. ARCC
4. SLRC
5. BXSL
6. BIP
7. CHY
8. SPG
9. GBDC
10. SOBO
Total dividends received from these 10 positions over the past 12 months: $326,201
A few portfolio stats:
• 49 dividend-paying holdings (out of 60 total positions)
• Projected forward 12-month dividend income: $595,642
• Average portfolio yield: 5.29%
• Total lifetime capital invested: $321,000 (since October 2001)
RITM (mREIT) is my number one income producer by a wide margin. It's been an absolute beast for me, and I'm still adding especially now when I can buy it below $10.
The dividend is extremely well covered, management is best-in-class, and I still believe the stock is significantly undervalued. I think the combination of a double-digit yield, potential upside from a Newrez spin-off, and continued execution by management makes it one of the most attractive income investments available today.