pb4uski
Give me a museum and I'll fill it. (Picasso) Give me a forum ...
I can't really agree with most of this.
During the downturn, the values of my out of state properties dropped dramatically. My rents actually went up, because most of the people that foreclosed or short sold still had some income and needed a place to live. I don't think you need to be geographically diversified if you invest in locations with strong, diverse economies.
My values are now above where they were in late 2006 for the most part. My Silly Valley properties are up from the early 2007 peak by at least a third. I made a dumb mistake or two, so not all of the properties have accomplished a recovery. I bought a number of properties at fire sale prices in 2009-2012, and they have almost tripled in value.
The net yields before tax on my properties are likely higher than your dividends. I'm running a business, so I expect my returns to be higher than someone collecting dividend checks.
I receive preferential tax treatment, writing off six figures of depreciation every year. I can sell a couple of appreciated properties with no tax consequences because I have unused depreciation losses from the early years and losses from correcting a couple of the dumb mistakes. Your tax bill is low because your income is low enough to benefit from zero tax on LTCG. My income is probably substantially higher.
We each have found a way that meets our income objectives and allows us to sleep well at night. One approach is not inherently better than the other. What you are doing works well for most people, especially risk-averse people that aren't interested in operating a business. If you are willing to learn how to run a real estate business and you manage the business well, the rewards will likely exceed what you can achieve by steady, unleveraged investing in the stock market.
I'm actually very familiar with real estate as I manage a commercial real estate property for my mother.
In my post I was contrasting my experience with stocks over the last ten years to what the OP described happened to him and his question as to whether stocks provide a decent tax shelter. Many people are totally unaware of the 0% rate for qualified dividends and LTCG if you manage you income right... I suspect that the OP was in that group. In the other part I was responding to his description of what he went through during the great recession compared to what I went through holding stocks.
I'm glad that your real estate worked out for you but a lot of real estate investors faced financial ruin during the great recession. For me, I'm lazy and stocks are a lot easier.